Halton Borough Council
SANDYMOOR Supplementary Planning Document
Statement of Consultation
Environmental & Regulatory Services Environment Directorate Halton Borough Council Rutland House Halton Lea Runcorn WA7 2GW
Approved : 24th July 2008
Introduction
Under the Planning and Compulsory Purchase Act 2004 it is a requirement to prepare and publish a Statement of Consultation for a range of planning policy documents, including Supplementary Planning Documents (SPDs). This is a reflection of Government’s desire to “strengthen community and stakeholder involvement in the development of local communities”. The Council has an adopted Statement of Community Involvement (SCI), this sets out how the public will be consulted on new planning policy and significant planning applications. This Statement of Consultation has been prepared to meet the requirements of the SCI, and also aims to reflect the intentions of Government planning guidance for reporting on community involvement in the plan making process.
This Statement of Consultation sets out the comments and representations made, and the response to them, in respect of the Stakeholder and Partnership Consultation Stages and the formal Public Participation Stage conducted by Halton Borough Council, in relation to the Sandymoor SPD. This Statement of Consultation has been produced in accordance with Regulation 17 (1) and 18 (4) of the Town and Country Planning (Local Development) (England) Regulations 2004.
Consultation has included the following; 21st September 2004 Stakeholder Event (Sandymoor Hall) 2nd February to 16th March 2006 Partnership Consultation 1st April 2005 Stakeholder Event (Sandymoor Hall) 28th July to 14th August 2006 Partnership Consultation 27th November 2006 Stakeholder Event (Sandymoor Hall) 27th March to 8th May 2008 Public Consultation
At the formal Public Consultation Stage. statutory consultees (as outlined in Planning Policy Statement 12 - Local Development Frameworks, Appendix E) were notified via letter with an individual copy of the draft SPD attached. In addition, those individuals on the Council’s Local Development Framework consultation database that had requested to be informed of the publication of the draft SPD were also sent a notification letter, a copy of the Public Notice of SPD Matters detailing where the documents could be inspected. A similar notification letter was also sent to each individual address on Sandymoor.
1 Stakeholder Consultation Initial Partnership Consultation Period: 28th July 2006 – 14th August 2006 Date of consideration of representations: Various
The following section of this Statement establishes the consultation undertaken to date during the preparation of the draft Sandymoor SPD. This includes comments received by the Council during the statutory Pre-Production and Partnership Consultation periods between 2nd February 2006 and 16th March 2006, and 28th July 2006 and 14th August 2006 respectively, and also sets out additional feedback received during further non-statutory consultation with key stakeholders and bodies, including that at the following events: • Stakeholder Event at Sandymoor Hall – 21st September 2004; • Public Exhibition at Sandymoor Hall – 1st April 2005; • Public Exhibition at Sandymoor Hall – 27th November 2006.
Given the significant number of consultees involved in the Sandymoor SPD preparation process, for ease of reference, the consultee comments and responses are each individually displayed.
N.B. – All paragraph and page references relate to the numbers as set out in the Partnership Consultation draft Sandymoor SPD.
Consultee Comment Council Response Environment EA welcomes and supports the inclusion of Noted. Agency ‘Biodiversity and Landscapes’ as long-term Letter priorities in the SA for Sandymoor. 22/05/06 (Response to Pre-Production Scoping Report) Environment The development of Sandymoor provides Existing sewerage system designed Agency an ideal opportunity to sensitively to accommodate surface water incorporate a ‘Sustainable Urban Drainage drainage. Roof drainage/SUDS System’ (SUDS). where appropriate. Environment Reedbed and wetland creation would Opportunity for Phragmites Agency enhance biodiversity, and contribute to the Reedbed is contained in area Cheshire and Halton Biodiversity Action designated for wildlife and Plan (BAP) targets for Phragmites Reedbed. particularly in the southern Sandymoor nature reserve area. Environment Reference should be made to existing flood Noted. Agency storage basins adjacent to Keckwick Brook downstream in Manor Park. Environment Opportunities exist to enhance and As part of overall wildlife strategy Agency undertake sensitive remedial works to the the existing brooks will be channellised Keckwick Brook Corridor. enhanced to improve wildlife habitats.
2 Consultee Comment Council Response Environment The EA will object to any residential Flood mitigation design work is Agency development in areas of high flood risk. The currently being undertaken to EA supports the development of open incorporate potential flood risk space in flood-risk areas. areas into the proposed open spaces. Natural No Comments Received England ------Pre-Production Scoping Report Consultee English EH acknowledge the conclusion that the Noted. Heritage SPD is unlikely to have significant Letter 06/02/06 environmental effects, and thus does not (Pre-Production require a SEA. Scoping Report) Identify that the Scoping Report does not Noted. include information on the historic and built character of the area in the section on Site- Specific Baseline information. EH suggest that the baseline information be The character of the area has been supplemented by an appraisal of the formed by the 80’s/90’s ‘landscape and townscape character’ development. There is a chance to of the area to identify areas of importance, create a unique new character at and areas for protection and enhancement. Sandymoor. No formal appraisal This is considered important in reference has been published but as part of to the aims of the SPD; to promote high- the design process the important quality design and create a sense of place. landscape and townscape characteristics have been identified, and protected and enhanced where possible. Countryside CA considers that the draft SPD for The Masterplan has taken into Agency Sandymoor is unlikely to have a significant account effects on the local Letter 27/02/06 effect on the landscape, nor the enjoyment landscape and has also recognised (Pre-Production of it through access. and enhanced access to the wider Scoping Report) countryside as well as providing access through the development. The Scoping Report does not refer in detail Noted. to landscaping issues. GONW 1) Page 4 Site Context: it would be Accepted. A UDP extract will be useful here in the site context to show an provided in the SPD/Design extract from the proposals map to illustrate Statement. the main UDP policies that will apply. It would also be helpful of the masterplan diagram where included nearer the beginning of the document so that the reader has the main context for the details in the further chapters.
3 Consultee Comment Council Response GONW 2) Para 2.3: it would be helpful here to Noted. A phasing strategy for the give up to date context of the supply development of Sandymoor is still coming forward and how this affects the to be determined at present. release of phase 2 housing sites. GONW 3) Para 3.13: reference to Masterplan Noted. This will be included in the in appendix 1, but it is not included there. SPD. GONW 4) Para 3.19: flood risk is an important Accepted. The changes relate to issue that will need to be taken into new flood and other constraints, account. In relation to the ‘land swap’ with and do differ from the UDP. land in southern Sandymoor, it appears However these issues have been from the new plans that the residential discussed between stakeholders development site boundaries will be during the consultation process. changed / extended from those on the The Masterplan is there to provide proposals map in the adopted UDP. This the illustrative context for this could cause problems as landowners and area in light of the re-configuration nearby residents may have concerns about of developable land. It is proposed this new proposal as they differ from what that a planning application will be is in the UDP. submitted to Halton BC for the proposed ‘land-swap’ as per the UDP proposals map. GONW 5) Section 4: supplementary policy Noted. The relevant generic UDP guidance. There is a list of UDP policies in policies will be listed within an the back of the document, but it would be Appendix in the final adopted SPD. beneficial to refer to them within the main text of the document, to help the reader to see how they apply: for example, in this section many considerations seem to supplement UDP policies, so it would be useful to refer to them briefly here. Some of the references to appendices are incorrect in this section. GONW 6) SMTP3: it would be helpful to Noted. include a diagram showing this greenway network: I found this and others hard to find on the main masterplan, but it was hard to read the masterplan writing so it could be that the writing was just too small for me find this. You may wish to look at the scale/printing of the masterplan diagram if other people are having similar problems. GONW 7) General: there is some repetition in Noted. the document, which you will probably cut down on in the final draft. GONW 8) Chapter 5: there are references to Noted. high and low densities in this chapter: it would be helpful to explain this in the context of SMH2.
4 Consultee Comment Council Response GONW 9) Page 35: public transport is Noted. mentioned briefly here and another couple of parts of the document. It would be beneficial to build on this element and look at the provision of public transport in order to highlight it to developers, given the importance of making these new developments sustainable and accessible. GONW 10) Page 39: references to areas on the Noted. diagram need moving down (you probably already have this covered). GONW 11) Page 41: fourth paragraph, last Noted. sentence: change wording to ‘..would be no direct vehicular access to individual buildings…’. GONW 12) Para 10.2: the parking standards Noted. Car parking standards and referred to appear to be different to those street design principles have in the UDP. You will also need to take in previously been agreed with account your forthcoming transport and Halton BC. accessibility SPD. GONW 13) Section 11: the development of the Noted. Brookwood area involves the establishment of a local centre, so section 11 should refer to PPS6. GONW 14) General: more mention could be Noted. made of monitoring and the role of the AMR in assessing the effectiveness of the SPD/policies. GONW 15) General: as the SPD supplements Noted. It will be reviewed during the UDP, when this is replaced the SPD the LDF process. may need revising. Sandymoor No Comments Received N/A. Community Association Partnership Consultation draft SPD Consultee
5 Consultee Comment Council Response United Utilities Water Supply Noted. A water supply can be made available to the Letter proposed development. 10/08/06 (Partnership A separate metered water supply to each Consultation unit will be required at the applicant's draft SPD) expense and all internal pipework must comply with current water supply (water Fittings) regulations 1999.
Our water mains will need extending to serve any development on this site. The applicant, who may be required to pay a capital contribution, will need to sign an Agreement under Sections 41, 42 & 43 of the Water Industry Act 1991.
The provision of a mains water supply could be expensive. United Utilities Several water mains cross the site. As we Noted. The Masterplan takes need access for operating and maintaining account of the main utilities, and them, we will not permit development in easements have been integrated close proximity to the mains. A into the design where they are modification of the site layout, or diversion required. of the main at the applicant's expense, may be necessary. Any necessary disconnection or diversion Noted. required as a result of any development will be carried out at the' developers expense.
Under the Water Industry Act 1991, United Utilities (Water Sections 158 & 159, we have the right to Connections) have been inspect, maintain, adjust, repair or alter our contacted. mains. This includes carrying out any works incidental to any of those purposes.
The developer should be instructed to contact our Water Fittings Section at Warrington North WwTW, Gatewarth Industrial Estate, off Liverpool Road, Sankey Bridges, Warrington, WA5 2DS.
6 Consultee Comment Council Response United Utilities In considering the sustainability of the Noted. development, it is encouraging to see (page 36) comments on energy efficiency. However, we have not found any similar comments on water demand management. Whilst we currently have no potable water shortage in the north west of England, we cannot be complacent and predictions of global warming impacts suggest we should manage the demand for water when possible. The Design Codes currently being United Utilities is aware that some local drafted reflect an initial target of authorities are utilizing a national scheme EcoHomes ‘very good.’ Water “EcoHomes” and are adopting this as a saving devices are required. means of encouraging developers towards environmental sustainability. Indeed the former Office of the Deputy Prime Minister (ODPM) now the Department for Communities and Local Government is likely to require its application in future development. Water efficiency is part of the scheme. For information the web link is - http://www.breeam.org/ecohomes.html
Whilst water meters encourage responsible use of potable water, we would also advise attention to building design to conserve potable water. This could include water saving devices such as low volume taps (except at the kitchen sink), low volume showerheads, dual flush toilets, save-a-flush devices, water efficient washing machines and dishwashers.
In this way, the Sandymoor development is an opportunity for the local authority to demonstrate its responsible ‘green’ vision for the future.
7 Consultee Comment Council Response United Utilities Wastewater Noted. A separate drainage This development must be drained on a system already exists and has separate system, with only foul drainage adequate capacity to take the connected into the foul sewer. Surface additional flow from the updated water should discharge to the Masterplan. watercourse/soakaway/surface water sewer and may require the consent of the Environment Agency.
This is the most sustainable system of draining development sites United Utilities Several public sewers cross the site and we Noted. The Masterplan will not permit building near to them. We incorporates the correct width of will require an access strip of no less than easement required for the size and 6 metres wide, measuring at least 3 depth of sewers present. metres either side of the centre line of the sewer, for maintenance or replacement. Therefore, a modification of the site layout, or a diversion of the affected public sewer at the developer's expense may be necessary. United Utilities General Deep rooted shrubs and trees should not Noted. be planted in the vicinity of underground/ overhead utility services.
United Utilities offers a fully supported Noted. mapping service at a modest cost for our electricity, water mains and sewerage assets. This is a quality service, which is constantly updated by our Map Services Team (Tel No 0870 7510101) and I recommend that the applicant give early consideration in project design as it is better value than traditional methods of data gathering. It is, however, the applicant's responsibility to demonstrate the exact relationship on site between any utility assets that may cross the site and any proposed development. Louise Expressed that Peel Holdings would wish to Noted. Morrissey, Peel continue to be consulted at an early stage Holdings as the proposals progressed to avoid any Partnership avoidable objections, and to ensure that the Consultation integrity of the canal is not affected by any draft SPD development proposals.
8 Consultee Comment Council Response Partnership No Comments Received. Consultation draft SPD Consultee Broadway Structure and Purpose and Status Noted. The content for much of Malyan for We would first like to express our the SPD is generic so would not Persimmon disappointment to the Council for alter. Character area codes would Homes publishing the SPD for stakeholder not alter. Only the Masterplan and consultation, when there is vital information extent of the northern character missing from the document relating to the areas may change. flood risk area boundary. The flood area boundary will have significant impacts on the Masterplan and therefore the content and details of the SPD. We understand the Council wants to move forward with the adoption of the document, but we feel that consultation at this stage is meaningless, as many of the stakeholders comments will be affected by the flood area boundary. On this basis, we therefore reserve the right to make further comments once this information has been published. Broadway We also have other concerns regarding the This is part of a discussion the Malyan for content and structure of the document. consultancy team has been having. Persimmon Although the beginning of the document Proposals have included 3 separate Homes states that it is an SPD, chapters 5 to10 documents comprising one overall have the content of a design guide/ design pack of Policy (SPD), Design code as oppose to planning policies (Masterplan) and Guidance supplementary to the Halton UDP. We (Design Codes). It has been would strongly urge the Council to redraft agreed that the SPD will now form the document to contain chapters 1 to 4 a stand-along document, and 8 as an SPD, with the information incorporating the Masterplan. The contained within chapters 5 to10 redrafted Design Codes will form part of the as a design guide/ design code with the Developers Brief. appropriate status. Broadway We are also of the view that the design Disagree. The code is not Malyan for guide/ design code should ensure a fair level considered to be overly Persimmon of flexibility and not be overly prescriptive. prescriptive. The coding is Homes We understand the need for the design of sufficiently prescriptive about the development to be cohesive between dwellings to give the cohesive sites, however we are of the opinion that development design rather than this should be reflected in the design of use of standard house types. public space as oppose to being overly Equally the open space coding prescriptive about the detailing and use of affords flexibility. materials for the dwellings
9 Consultee Comment Council Response Broadway Draft PPS25: Development and Flood Noted. Malyan for Risk Persimmon Although reference is made to draft PPS25: Homes Development and Flood Risk within chapter 11, the document fails to address the implications of the new Direction and the impacts the Direction could have on the delivery of the Masterplan. The document also fails to apply the exceptions test to the SPD.
“The Exceptions Test should be applied to LDD allocations for development and used to draft criteria- based polices against which to consider planning applications. Where it needs to be applied, it should be done as early as possible – in LDDs and in Supplementary Planning Documents (such as development briefs). This will minimise the need to apply it to individual planning application”
PPS25 ‘Development and Flood Risk’ Paragraph D7 Draft PPS25 along with the flood risk Direction is due to be published in Autumn 2006 and should therefore be given the appropriate weight as emerging national policy. We feel particular attention should be given to applying the exceptions test to the document to ensure the robustness of the document. Broadway Planning obligation Noted. The SPD will not seek to Malyan for Extensive discussions have already taken require additional S106 Persimmon place to agree the Heads of Terms with contributions from developers Homes regard to developer contributions, which beyond that already agreed and has led to a signed Section 106 agreement signed for with regards to with contributions index linked. We are respective S106 Agreements with concerned about references, within the Halton BC. SPD, that suggest further developer contributions will be sought. We strongly object to increasing the amount sought by the Council, as this could have serious implications on the development of Sandymoor and possibly prevent development from coming forward.
10 Consultee Comment Council Response Broadway Outline consents Noted. The final phasing strategy Malyan for The document fails to recognise outline to be included in the final adopted Persimmon consents already achieved on the site. We SPD will provide information Homes would like the Masterplan illustrations relating to extant planning redrafted to show where outline consents permissions at Sandymoor. have already been granted. The principle of developing the site for 149 houses, road, and associated landscaping has already been achieved on our client’s site, we are therefore of the opinion that the SPD should be redrafted to recognise this consent.
11 Consultee Comment Council Response Broadway Road location The road layout, agreed with Malyan for After several discussions with the Council, HBC, takes advantage of a route Persimmon we are disappointed to see that the road beneath the power lines. A Homes layout on the Masterplan still does not go separate diagram indicating the underneath the pylons on the eastern site route beneath the power lines was of the site. If the road does not go directly sent to Persimmon. The alignment underneath the pylons, then the of the road is constrained in this developable area of our client’s site is location due to the floodplain, the significantly reduced, and would prevent the location of the mitigation storage developable area of the site from coming areas, the location of the forward. supporting pylons and the design radius of the bend. The final Our comments are supported by PPG3: Masterplan will provide the most Housing , which states that: efficient use of land in this area by aligning the highway under the o/h ‘Local planning authorities should avoid cables as much as is practicable. development which makes inefficient use of The UDP Proposals Map indicates land’ and ‘encourage housing developments an open space corridor which make more efficient use of land’ approximately 100m in width from the edge of development to the The document also goes on to add: railway embankment. The Masterplan proposes the ‘Local planning authorities should therefore reduction of this corridor to a examine critically the standards they apply to minimum of 50m, thus increasing new developments particularly with regards to the potential development area. roads, layouts and car parking to avoid the Land between the power lines and profligate use of land’ the railway remains an open space corridor, though where the flood Draft PPS3: Housing also reiterates the need plain allows there will be pockets for new housing developments to make the of development. most efficient use of land.
We would like to see the road on the Masterplan go underneath the pylons, which will increase the developable area of our client’s site, as well as opening up further land between the railway lines and the pylons
12 Consultee Comment Council Response Broadway Phasing At present, the phasing of Malyan for Policy SMH1 addresses the phasing of the development at Sandymoor is still Persimmon Sandymoor development, however the to be finalised, subject to flood Homes phasing schedule has not been included in mitigation measures being agreed the document. We would like to express and implemented. The final our disappointment in the Council for adopted SPD is intended to publishing the document for stakeholder include a detailed phasing plan consultation without including this when these elements are known important information. As with the flood and agreed. area boundary information, we reserve the right to make further comments once this information in known. Woodland With the backdrop that the Trust would Noted. Trust – Peter rather this area were not developed at all.... Leeson for my part I must note how pleased I am E-mail to see the results of many of the 03/08/06 discussions we have had with your (Partnership colleagues and partners being included Consultation within this document. It is important to feel draft SPD) that we have a genuine involvement in this process and there are comments we can see which relate back to points the Trust's officers have raised on the ground.
Specific comments are as follows: Woodland 1. It is helpful to have the Woodland Trust Noted. Trust mentioned by name in the document as it will give interested parties a link to us for further discussion/ information. Woodland 2. I note that the stand-offs for buildings The comments relating to wall and Trust mentioned start at 15m. We have stand-offs were incorporated into previously said that our preferred standard the illustrative plans for the Local is 30m but understand from discussion that Centre. Where possible we have this is not always possible given the other tried to meet the preferred site constraints / density required etc. I standard, but in some locations note that proposed village centre abuts this stand-off is reduced to 20m. Sandymoor Wood - the comments relating to wall and stand off were discussed on site. One reason for the stand-off is to reduce impact on woodlands from garden tipping over back fences. Buildings will be designed to face onto the woodland edge and eliminate this possibility. Woodland 3. I note that houses adjacent to woodlands Noted. Trust are to front onto them, again something we have raised with your team and are pleased to see included.
13 Consultee Comment Council Response Woodland 4. One concern relating to woodland Whilst we need to clearly Trust management is that we have to ensure distinguish between Woodland reasonable management access is available Trust ownership and other to all areas of woodland for both wooded areas at Sandymoor, it is conservation management and, post accepted that woodland will development, more importantly for safety continue to play a key role in the (should the need arise to fell any woodland creation of an attractive built and edge tree for safety reasons. It would be natural environment. helpful to include an express statement to note the requirement for adequate management access. Woodland On the "not so good" side: Trust 1. Woodlands are not mentioned at all until Accepted. point SMGE6. I would suggest that a very significant part of the site's landscape and it function for wildlife is supported by its woodland elements. Therefore I would welcome the following additions:
(a) Purpose The second bullet point of 1.1 to say Noted. Woodland is the subject of "Promote high quality design to create an a section in the Design Statement, attractive built environment with woodland, but the description could be open spaces, and a sense of place and strengthened further in the SPD. community.
(b) Site Context Noted. Either as part of the "Nature Conservation" bullet or as a separate head we need to mention woodlands ....they are after all a significant landscape feature, conservation feature, access and recreation feature and development constraint ...they also cover a lot of the site!
14 Consultee Comment Council Response Woodland On a wider matter, we do need to ensure This issue is still being discussed Trust the maximum potential use of a "green" and the Design Codes deal with building approach in relation to much of this subject. The issue is construction techniques, materials and how far the key stakeholders can standards of design. It would be helpful to meet all these aspirations. This is a set minimum targets for these - I note you 7 – 10 year project and so a long- have referred to present regulations - term perspective is considered but I would also be interested to see appropriate. thought given to potential community schemes for shared power and heating, use of solar (or other forms of renewable) energy and structural features such as green roofs and bringing these to the fore. Woodland Pleased to see that the Woodland Trust’s Noted. Trust – requirements in terms of distances from the Tim Kirwin tree canopy and orientation of development at the interface between residential units and woodland has been taken into account. Woodland At a detailed design stage, access to Bog Noted. Trust Wood must be achievable, and advised that a new bridge and gates into Bog Wood will need to be constructed. Jonathan 3.9 - street design guide is now ch10 not Accepted. These will be provided Farmer, app 3 - but it doesn’t mention how traffic in the Design Statement. HBC management is altered on existing roads as Footpaths, cycleways and Transportation promised by this paragraph! bridleways are shown in the open E-mail Chapter 3 general - need a detailed plan is spaces. Who develops what is still 11/08/06 needed showing exactly what paths are being formulated with Halton BC (Partnership going to be provided, and their purpose but it seems likely that much will Consultation (greenway/bridleway etc) and specification be done by Halton BC utilising draft SPD) (and phasing - who builds what?) - in S106 contributions. accordance with the transport policies for each key area set in chapter 5 HBC 6.2 - the avenue description should be on Noted. Transportation the same line HBC Street lighting should be consulted on the Street lighting and furniture is to Transportation suitability of the columns and other be agreed with Halton Borough furniture shown on page 48 Council. These elements could be bespoke for the whole of Sandymoor or for each character area, but will ultimately require Halton BC agreement. HBC 10. Street Design Guide Principles - It is Accepted. Transportation possible that the movement network may need to change significantly particularly in the short term due to flood risk info
15 Consultee Comment Council Response HBC General point - some of the titles of the Noted. Transportation tables don’t seem to tally with the surrounding text and diagrams – e.g. should page 85 be "access rd" and page 72 "farm lane" please verify HBC Noted. All routes within the 10.4 - make it clear 20 zones in only very Transportation Masterplan area (i.e. ‘Village localised areas (cushions are the only type Street,’ home zones) will be of vertical calming acceptable on bus route) designed for speeds of 20mph or - generally people will not expect the likely less except the Avenue, to be levels of through traffic in a 20 zone designed for speeds up to 30mph. HBC Avenue table - general width should be 6.75 Noted. Transportation due to bus route and close proximity of parking (locally narrowed to 6m) - similar to Poundbury HBC For trees in all tables don’t state deciduous Noted. Species and locations to be Transportation but that species and locations to be agreed agreed. We have recently with HBC (they look at bit close to the produced the planting strategy carriageway on some diagrams - clear stem diagram that shows specific trees needs to be higher than 2m for buses ) - to certain areas. Halton BC needs Tom Gibbons was asked to liaise with us to make comment on this. but hasn’t done so. HBC The ‘Village Street’ is part of a Transportation network of routes that could Village street should directly serve only 300 serve more than 300 units. Other dwellings routes would also help distribute traffic within ‘Brookwood’ character area. HBC Village street square diagram (p67) visibility Noted. Transportation to right on bottom road is misleading HBC 10.10 remove "where possible" at the end Noted. Transportation increase HBC Diagram on page 82 appears to have barrier Noted. Transportation preventing visibility from drive - needs altering HBC The guide should also make reference to Noted. Transportation the forthcoming manual for streets
16 Consultee Comment Council Response John Tully, Is the concept of a 'Sandymoor Masterplan' The Masterplan is to be HBC Legal going to disappear with the adoption of the incorporated into the SPD as an Services SPD? illustrative concept identifying E-mail development plots, areas of open 03/08/06 If so, we need to be careful about any space and the proposed transport (Partnership impact on the Section 106 Agreement network within Sandymoor. Upon Consultation entered into with the CNT (EP) on 28th adoption the SPD will be used by draft SPD) February 2005. the Local Authority to regulate development at the site. If the 'Sandymoor Masterplan' continues to exist as a separate entity there could be an impact upon the Section 106 Agreement. HBC Legal Supplementary comment following query The SPD and Masterplan are two Services My original query was whether the concept separate entities – an SPD does of a Masterplan will still exist after we have not statutorily require the the SPD. If it will both documents will be inclusion of a Masterplan. The SPD made easier to read if they both state how seeks to control development at they relate to each other and what their Sandymoor through generic and specific tasks are. If the Masterplan is to be area-specific policies, whereas the incorporated in the SPD would it be better Masterplan purely serves as an to refer to the Masterplan in the illustrative layout identifying the introduction to the SPD and then not to development prospects of the site. refer to it thereafter (so as not to give the impression that there are two distinct things - SPD and Masterplan)? Phil Watts Noted. Operational Director – A minor point but OD -EH and P no longer Environmental exists. Now OD-E and R S & Planning E-mail 04/08/06
17 Residents Feedback - Public Exhibition 1st April 2005
A public exhibition was held at Sandymoor Hall on 1st April 2005 from 11am to 7pm, an event managed by English Partnerships and GVA Grimley. The purpose of this consultation event was to inform local residents and the wider Halton community of the emerging Sandymoor development proposals and to encourage constructive feedback. Invitations were distributed by post to all existing Sandymoor residents, and the event was further publicised in a local newspaper to extend the invite to non-Sandymoor residents. At the event, the development proposals for Sandymoor were displayed on a series of large exhibition boards, providing an overview of the development site and the emerging Masterplan. Members of English Partnerships and the consultant design team (GVA Grimley LLP, Atkins, RSK Group, Jon Rowland Urban Design), and Halton Borough Council were on hand at the event to welcome attendees, discuss the information presented on the exhibition boards, and answer any questions raised in relation to the proposals. The visual display boards and individual comments forms were retained in Sandymoor Hall for 2 weeks following the open day to enable further representations to be made by people unable to attend the exhibition due to work commitments. A commentary of the comments received from attendees at the above event is provided in the table below:
Consultee Comment Council Response Unsigned Care must be taken in the ‘management’ of The management of the pub will be the proposed ‘public house’. It must not largely dependant on its operator. become an area where in individuals can However, EP will give careful ‘hang out’ and increase noise levels and to consideration to prospective act in a disorderly manner. operators through the tendering process. In addition, Halton Ensure that the site for the proposed Borough Council will, where primary school will be used for this deemed necessary, attach purpose, with the current purpose not conditions to future planning being changed in order to accommodate a applications to protect the amenity site for more houses. of neighbours.
Do not build like the current ‘Badger Homes’ apartments. A concrete jungle is not required.
Speed humps required on Pitts Heath Lane. Youngsters still driving too fast on this Traffic calming scheme has been road. There will be inevitable accidents on designed and approved for this road with so many children crossing to construction aligning Pitts Heath the local centre and playing fields. Lane in the vicinity of the Local Centre. Gavin & We feel very strongly about traffic calming The Masterplan provides two new Wendy Segal, measures being introduced on Walsingham additional routes that will be used 33 Walsingham Drive. It is essential given the high volume minimising the impact to Drive WA7 of traffic that will be on the road. Walsingham Drive. However, as 1XB part of the overall scheme, speed Whilst we see the proposed retail reduction measures will be development as a positive move, the area provided along Walsingham Drive. does suffer from gangs of youths loitering Funds for this scheme will be
18 Consultee Comment Council Response in the evening at the moment – especially secured by EP through the around the park. We would be interested developer of Sandymoor South in to view firm proposals on dealing with this order for the scheme to be issue – which will undoubtedly escalate on implemented by HBC or the the building of shops etc. developer.
Linked in with the above – what is being EP is keen to ensure that the done to address the issues on the detailed design of the local centre children’s park at the moment? encourages ’secure by design’ principles and this will be considered in greater detail at the reserved matters application stage.
Kerry Lockyer, At what point will a decision from the LEA A reserved school site is provided 28 Chatteris be made on building a primary school? at Sandymoor. The development of Park, This is the first year that Sandymoor the School will be determined by Sandymoor children have not “made it” into Daresbury the Local Education Authority at a WA7 1XE or Moore Primary Schools and this time when this is required. situation is clearly going to get worse as the number of dwellings increases.
I would be very grateful for a reply as I have an 18 month old and am just about to give birth again!
PS fantastic news about no social housing – this is a big relief!
Unsigned We will welcome: As part of the the local centre devt, − Recycling facilities at local centre it is intended for recycling − Full time private childcare – private provision to be accommodated. day nursery − Chemist Commercial uses such as a chemist, − Health centre, GP’s, dentists etc nursery provision will be dependant − Traffic calming measures on the preferred developer . − Primary school Community provision is currently We have 2 children aged 3 and 1. being reviewed and the planning Currently we rely on 2 cars to take them authority is supportive of to nursery, to visit the health visitor, GP, proposals. Critical mass is an dentist and need to drive to get day to day important factor in providing these items such as milk. facilities and this continues to be monitored. Unsigned These facilities should be provided before A recent local centre application more housing is built: has been submitted to Halton BC − Primary school. and EP is committed to providing a − Private day nursery for 0-3 year olds such a development. The revised
19 Consultee Comment Council Response − Reduction in car dependency i.e local scheme proposed an improved shops design and layout which will be − Skate park for older kids including marketed as soon as planning graffiti wall, not just ball activities approval is granted. EP is committed to providing an over- A church would benefit the community. provision of open space at Sandymoor including A new train station. neighbourhood equipped play areas in the south
A local equipped play area to the east and a multi use games area, along with two sport pitches in the north. Passive recreation and wildlife conservation space is provided throughout the whole of the area but principally along the edges and down the centre of the development areas
Craig Welsh, You should be commended on the 30 Rudheath consultation exercise. However: Lane − There seems to be a lack of response Noted. WA7 1GD to deal with some of the current issues rather than worry about future ones. − There are a lot of houses and the The Sandymoor Masterplan seeks play areas are concentrated to one to incorporate areas of low and end. high density throughout the site. − The ideas about landscaping are great The play areas are located within and should be encouraged, but will areas of higher density, where a they be maintained. higher number of residents are − The sooner the land ownership is anticipated. simplified the better. Mr & Mrs Concern of public house. Plus youths Planning conditions will be attached Allen, meeting place. Vandalism. to any planning approval to assist in 23 Newmoore managing the Local Centre area. Lane, The pub’s management will depend Sandymoor mainly on its operator, but EP is WA7 1QX committed to ensuring that the Local Centre is an attractive and well-designed environment, taking account of surveillance issues and secure by design principles.
Heavy goods vehicles using Newmoore HGV deliveries will be kept to a Lane. minimum, but this will be dependant on the final operators of
20 Consultee Comment Council Response the Local Centre. Delivery routes will be from the Daresbury Expressway through Pitts Heath Lane, not normally using Newmoore Lane. The unloading will take place in a dedicated service yard away from existing People out of the area using playing fields properties. (ie football matches etc). EP and Halton will be unable to restrict the use of the playing fields and other areas of open space to the residents of Sandymoor. The influx of non residents for football matches etc will be dependant on what community events are arranged. Provision however will be made to ensure that vehicles are accommodated appropriately where necessary. C Jones, Home Zone Areas: Looks as though this Home Zones are streets where 52 Malmesbury will look very different to existing area. I pedestrians and vehicles share the Park, certainly do not want this, and sure most road space safely, where quality of Sandymoor people who already are settled in the area life takes precedence over the ease also will not want this. Please reconsider of traffic movement. and keep with the existing design in the area.
Your new idea on Home Zone, looks like a Council Estate design!! No thank you.
Chris Jones, Home Zone Areas: Increasing the housing The most efficient use of 52 density does not look like a good idea to development land and particularly Malmesbury improve Sandymoor at all. land that is classed as Greenfield is Park WA7 an extremely important Central 1XD. Some of the proposed ideas and diagrams Government policy. The Regional look more like a Council estate than a high Spatial Strartgey for the North value residential area. West soon to be adopted, states that development in urban area You need to look at the existing area and must reach a density of 40 houses continue in that fashion. Why change per hectare. IEP is committed to a something that is clearly very good. high level of design quality ensuring Sandymoor works fine with large 4 bed the use of appropriate materials detached houses. We do not need and layouts. The character of some something which is clearly out of character of the newer phases of with the rest of the area. development may differ to the existing areas but will add to the
variety and offer of housing
21 Consultee Comment Council Response provision in the Sandymoor area. No set date for school to be built. This is out of the control of EP. The LPA is keen to provide an Pub not needed. update from the LEA regarding the future provision of a school. Football/games area next to centre with lights and camera (gate access for Prospective developers will Sandymoor only). Card key. consider the development of a pub in more detail. It is considered No access from Custody Suite (locals however that the pub will provide only). for one aspect of a variety of uses at the Local Centre. Overhead power lines to be moved. The network of footpaths and bridleways run throughout the proposed development area linking into the existing systems that are found on the development boundary. No direct access from the Custody Suite is being made. Tony Miller, More “street” lighting on Street lighting will be considered as 27 Godstow footpaths/cycleways (more so for winter) part of the detailed planning WAY 1UE in “open land” areas. application that will come forward at the next stages of development. New ponds and trees placed in such a way to stop “travellers” gaining access to land. This would benefit wildlife and air quality. The proposed open spaces are planned with additional tree and Between Godstow and Pitts Heath Lane, shrub planting, mostly of native plan shows green area with existing origin. Trees tolerant of damp woodland. There are only 4 trees in the conditions will be required at field, more should be planted in this area, it detailed design stage. is starting to flood, trees would help this problem.
More areas for teenagers Sport pitches and a multi use games (skateboard/BMX/football kick around). area are planned to help cater for teenagers. Much of the planned A discrete area for re-cycling for open space will be managed for cans/bottles (non combustible). wildlife. If, as part of the open space management, opportunity arises for Little information boards pointing out grazing this suggestion could be wildlife. adopted.
In some fenced off ‘green areas’ perhaps encourage horses/donkey owners to graze The Local Centre proposals include these areas. an area for recycling provision. Recycling proposals will be included
22 Consultee Comment Council Response in any future detailed application. On main roads have bollards on curves and bends to slow traffic. Some of these English Partnerships and the bollards could have a pedestrian refuge, so Council value the comments made that people who are slow walkers can by all interested parties and will cross the road safely. ensure that their comments are considered. These ‘reviews’ and comment sheets are very good for public relations and public information.
R Henney, Further information reference proposed The new avenue will provide the 10 Holford bus routes planned for estate. extension of the existing routes to Moss, the rest of Sandymoor. Bus Service Sandymoor, Chester bus route turns at Keckwick Lane providers will be consulted at the Runcorn to Expressway when main housing is appropriate time to assess the WAY 1GB further down Pitts Heath Lane towards frequency of service. Holford Moss.
Due to lack of doctor/medical facilities in the area of Sandymoor we are still under our Castlefields Health Centre – with no adequate bus service to this centre suffering from walking/driving restrictions. A bus service to all local health centres is most important.
Unsigned Too many houses. The proposed number of units reflects the Halton UDP, and
emerging RSS figures for Halton
Borough.
Houses should remain as detached/semi In accordance with National where possible. Planning Policy expressed through PPS3, Sandymoor will provide a mix of dwelling houses to provide people with a choice of housing provision.
Mr & Mrs D We have no real objections to the Noted. No social housing is Jones, proposed housing providing no social currently planned at Sandymoor. 52 Dorchester housing is developed. Park, Sandymoor Local Centre/Crime Magnet - We have A recent local centre application WA7 1QB strong reservations in regard to the Local has been submitted to Halton BC Centre as we will be right opposite it. The and EP is committed to providing Co-op at Windmill Hill should be seen as such a development. The revised
23 Consultee Comment Council Response an example of how this sort of ‘facility’ is a scheme proposes an improved magnet for anti-social behaviour such as design and layout which will be excessive litter and vandalism (not to marketed as soon as planning mention the noise). Will it still be possible approval is granted. Planning for us to sit out in our garden at night? permission was previously granted We haven’t even mentioned the pub for the Local Centre in August (proposal)! 2004. The development of a Local Centre at Sandymoor is identified Medical Centre - Our GP surgery is in within the adopted Halton UDP. Frodsham 7 miles away! Unless we register at Runcorn Old Town our children have no access to a local GP in an emergency. How can Halton PCT be serious about not having this development with all the new houses planned? Mark Rowland, My only concern surrounding these plans is Noted. 26 the time scales involved. I have been Woodthorn hearing these plans for the past 4 years and Close, all that gets built is a local community Daresbury centre. WA4 6NQ I would suggest urgent attention should be A recent local centre application placed upon the local centre as the has been submitted to Halton BC following are desperately required and and EP is committed to providing would reduce the number of car journeys such a development. The revised undertaken within Sandymoor. scheme proposes an improved − Local shop i.e Co-op, Spar design and layout which will be − Local fast food outlet marketed as soon as planning − Local public house/restaurant/family approval is granted. Planning dining permission was previously granted − Local school for the Local Centre in August 2004. The development of a Local Centre at Sandymoor is identified within the adopted Halton UDP. Michael I have some concern about the lack of The proposed Local Centre Whittaker, clarity re the proposed development for development will comprise up to 25 Seaton Park the local centre. What is meant by mix of 34 residential dwellings, and up to WA7 1XA uses and a number of dwellings? This 3,000 sq. m of commercial and could mean anything and have numerous retail floorspace. The residential impacts on the residents of Seaton Park. element of the development will Are there any restrictions on the nature of include a mix of apartments and the dwellings? dwellings. Simon Par, Temporary use of school field as football Noted. 23 Chatteris facilities. Spoken with both Lance Park, Houghton of EP and Dick Tregea of Sandymoor Council and both are interested in pursuing further. Mr K Newnes, Statements are made referring to “higher The average density provided
24 Consultee Comment Council Response 10 Walsingham densities” in respect of housing. What are across Sandymoor is 40 dwellings Drive, the current density levels and what levels per hectare in accordance with the Sandymoor are proposed. emerging Regional Spatial Strategy. WA7 1XJ Phase 3 mentions social housing has been No social housing is currently excluded – can you confirm that this is the planned for development at case. Sandymoor.
In the recent circular mention was made of At present, the exact location of the proposal for flats. Is this still a the dwelling types is still to be consideration and if so in what area will finalised, albeit there will be a mix this construction take place. of apartments and dwellinghouses.
At present, this information is still In light of the large housing development to be confirmed, albeit the that is going to occur it would be helpful if: anticipated start date in southern − The commencement date of the first Sandymoor is late 2009. development was known. − The proposed phasing of the building programme with aligned dates. Chris Feneton, Thanks – nice presentation. Noted. 21 Newmoore Lane Looks generally great. Like the resiting of Noted. WA7 1QX the football pitches nearer to the village centre. A Mills, We do need a medical centre, better Noted. Planning permissions sought 22 Steventon. public transport, and shops. These should for the development of the be built before more houses go up. Sandymoor Local Centre.
Everyone has to travel to a medical centre Noted. by car – or in my case, sometimes on a bus. When you are feeling poorly, you do not want to stand for hours at a cold bus stop! Mr & Mrs Local centre development should be Local Centre layout has been Hasoun, planned with consideration to surrounding carefully considered to provide 69 Dorchester existing properties. This will impact dedicated service facilities and good Park directly on us with increase in noise level pedestrian links with the rest of of proposed access road; and loss of Sandymoor to keep the increase privacy as this was the main reason we use of the proposed access road to bought the house 11 years ago. a minimum.
No consideration given to ex Pitts Heath Lane with regards to hard and soft landscaping in conjunction to proposed new access road.
Traffic calming has been approved Traffic calming should be consulted, as this
25 Consultee Comment Council Response will impact on size of proposed in the vicinity of the Local Centre, developments. including dropped crossings for pedestrians. No adequate crossing points currently provided on Pitts Heath Lane and an accident is waiting to happen.
Consultation should be considered to be done directly with residents by EP not Sandymoor Community Association.
Mr & Mrs I feel that Sandymoor currently lacks a true Noted. The Local Centre proposals Sutton, village feel and this will be achieved incorporate a public house, whilst a 40 Steventon, through a local pub along with enhanced range of games area provision is Sandymoor facilities for older (teenage) children – proposed throughout the site. WA7 1UB basketball/football pitches etc. These should be prioritised! Noted.
Buses in/out of Runcorn and Warrington until midnight would also help local people to enjoy an active social life whilst supporting the environment through the use of public transport!
Helen Pitts Heath Lane needs traffic calming i.e Traffic calming has been approved Guttridge, speed humps at entrance to estates and by in the vicinity of the Local Centre. 29 Seaton Park playgrounds. WA7 1XA David After 12 years of promises, when does the The Local Centre proposals Macmillan, public house open? provide for the construction of a 26 Newmoore public house. No date of opening is Lane currently available. WA7 1QD Noted.
The facilities for teenagers are poor. Noted.
No bus service after 6pm, therefore parents have to drive their teenagers everywhere. It is difficult to live in Sandymoor unless each adult drives and runs their own car. Noted. There is a reserved school site at Sandymoor, but this will only Secondary schools – poor choice as come forward when the Local schools that we would send our children Education Authority identify the to in Runcorn are not allocated to requirement for this. Sandymoor children. I currently foster a boy who goes to the Grange and there is
26 Consultee Comment Council Response no bus for him. Janine Iyanda, Make Sandymoor into a village. Noted. 4 Lady Richeld Close, Overall the plan seems very good and well Noted. Sandymoor thought out. WA7 1XQ Concern is around no definite plans to Noted. There is a reserved school build the school. site at Sandymoor, but this will only come forward when the Local Education Authority identify the requirement for this.
Noted.
As part of the planning specification for land release – should include more consideration for land drainage, as gardens do flood even though the houses are not near flood plains and gardens are boggy. Noted. The Sandymoor masterplan seeks to create a new “local Sandymoor to be included in Sure Start community” providing open space areas as otherwise new parents are very provision and local facilities for isolated as its is not a very ‘community people in which to meet. spirit’ area with no heart for meeting etc or access points. Local parents and child Highway improvement works to group has a waiting list. It needs a centre the wider network, including the to develop into a community. Daresbury Expressway, will be funded by the Sandymoor development.
More access roads, not everyone will use Noted. public transport and with increase in properties traffic will more than triple – Noted. blocking main highways. Daresbury Expressway is always busy at the moment Noted. and this will become more problematic as thoroughfare to M56.
Local shops and pub – beneficial.
Car parking areas required.
Good mixture of types of houses is brilliant and the designs so far are excellent. Caters for all tastes. Put up more 4 bed detached properties rather
27 Consultee Comment Council Response than 3 storey mews as floor plan space too small. Properties at affordable prices. Unsigned Concern regards traffic Keckwick Lane. If Flood mitigation work is currently new housing developed serious traffic being planned. problems. Newmoore Lane/Keckwick Lane used as rat run for Daresbury Lab etc. Daresbury Park as Expressway blocked.
Keckwick Lane land floods badly. Harris, Please consider incorporation of the Extensive new tree planting is 27 Walsingham planting of new trees to help reduce the proposed for open spaces, including Drive impact of “flooding” and thereby lower trees that are tolerant of occasional WA7 1XB water plain – reforestation. flooding.
Consider construction of new traffic route New access will be provided over first to minimise impact of extra the canal. Speed reduction traffic/speeding along Walsingham Drive. measures are proposed along Walsingham Drive. Kevin & Pleased to hear that there is no proposed New landscaping will be maintained Brenda social housing for Sandymoor, as I believe to high standards. O’Farrell, there is enough provision in Halton and 21 Malmesbury this may detract future buyers from Park investing in the area. WA7 1XD Would welcome the Village Centre to be Noted. No timescales are available developed as a priority, which is much at present for its development. needed.
Bus services are very poor. Much needed Noted. The Avenue will facilitate better provision required between the bus services through Sandymoor, in remainder of Halton and Warrington for addition to new provision. evening/weekend use. Preventing the use of cars.
Ensure that the landscape be protected and Noted. continue to be maintained to a high standard once adopted by HBC. This gives a pleasing visual impression.
Shrubs and flowers/trees and seating Extensive new tree planting is provision welcomed. In particular once proposed for open spaces, including the village centre is completed and along trees that are tolerant of occasional the Ride/ponds. flooding. R Miles, I would be interested to hear English The Local Centre proposals 19 Seaton Park Partnerships’ views on a public house? I incorporate the development of a WA7 1XA believe it would be just a magnet for crime, Public House. Measures will be drugs etc and it would be an unnecessary implemented to minimise anti-social
28 Consultee Comment Council Response intrusion since we have a community behaviour and crime. centre. Noted. A bit disappointed details of proposed Sandymoor local centre were not advertised. Mr & Mrs We would hope that developers would Noted. A mix of dwelling types will Bradburne, build more bungalows such that people like be developed at Sandymoor in 2 Godstow ourselves would be able to sell 4-bed accordance with the objectives WA7 1UE detached and ‘downsize’ enabling us to stay expressed through PPS3, Housing. within the Sandymoor area we cherish as This will include apartments and our home. townhouses. Alison Banks, Excellent Information! Noted. 5 Malmesbury Park, However, one major concern I have, as a The Sandymoor masterplan Sandymoor, parent of 2 primary school children is the reserves the allocated school site Runcorn LACK OF CHOICE of a reasonable for future development. The WA7 1XD standard of secondary education. To development of a school will be achieve a reasonable standard of education determined by the Local Education we currently have to apply out of the Authority at a time when it is Borough, even that is now becoming a considered such a facility is lottery as to whether a place is secured. required. The inner Halton schools in Runcorn – Heath, Grange and Chads – are all in a small triangle in the town and Sandymoor is too remote to secure places for our children.
Families, having moved to a lovely area, are faced with few options and many have resorted to moving house. I know people who initially wanted to move to the area, have changed their minds – purely because of the secondary school situation – Halton Council HAVE to address this! Bennett, If a school site is planned then why wait for The Sandymoor masterplan 14 Rudheath other schools in the area to fill up. They reserves the allocated school site Lane, are not of a good enough standard for my for future development. The Sandymoor children. In my opinion Sandymoor should development of a school will be WA7 1GD have its own school. determined by the Local Education Authority at a time when it is considered such a facility is required. M Lee, Traffic calming measures are a must for The new roundabout and gateway 33 Newmoore Newmoore Lane. It has become a major features have been designed to Lane rat run. There are more and more cars provide a reduction in speed and an and wagons using it. There should be signs extension of the 30mph limit along warning of cars merging onto the main Newmoore Lane/Runcorn Road.
29 Consultee Comment Council Response road from driveways. Speed restrictions. Rob Edwards An excellent presentation – very Noted. 19 Famley informative and the on hand help from the Close, consultants was superb. Norton WA7 6WN A slight concern about the type and A mix of dwellings, including affordability of property coming on stream. apartments and townhouses, are More 2/3 bedroom houses are needed in proposed at Sandymoor to provide the area, not 4/5/6 bed ‘executive’ style people with a greater choice of homes. accommodation.
However as long as I have lived in the area, Noted. the land has always been earmarked for development and the masterplan presented today appears to be a good compromise which would satisfy the vast majority of people who live in the area. Mr M I am very concerned at the effect the Proposals allow for landscaping that Beecroft, proposals will have on the rich wildlife in is designed for wildlife to increase 56 Malmesbury the area. The level of development being its conservation value. Park, proposed and the high density of housing Sandymoor and road building will destroy the WA7 1XD magnificent environment we are blessed with.
The proposals to build a road though Bog No road is planned to be built Wood will meet with considerable through Bog Wood. opposition and I would be at the forefront of opposing such a move.
As a concerned resident I urge the No highway will be constructed planners to review the need for such through Bog Wood. intense development in the area and the destruction of so much of the natural environment. Unsigned We cannot see the reason for THREE The open space in the north can be playing fields so close together. This will used for a variety of activities, not cause gangs to come from every area not just playing fields although a report just Sandymoor, therefore reducing the from HBC indicates that junior appeal of the area for future buyers. football pitches are required in this part of Runcorn. The area is part Is it not possible to turn some of the area of the flood mitigation design and into a nature reserve or picnic area. would include wetland areas. Maybe as it is prone to flooding it could be These would not be suitable for made into a pond or fishing lake. Why fishing. turn such a beautiful area into what will become a scruffy, dirty area.
30 Consultee Comment Council Response Is it not possible for horses to use some of the land as they will have to be moved anyway due to the development of the custody suite. H Williams, Not happy with 3 sports fields in one spot. The playing fields in northern WA7 1QX This roundabout will stop some rat- Sandymoor are required as part of running but what traffic-calming measures the proposed flood mitigation are to be put in place on Newmoore Lane. measures. The Sandymoor SPD will require consideration of potential traffic calming measures within the site, albeit this will be subject to further discussion with Halton Borough Council.
Unsigned We moved here to live in an area of open Abundant open space is indicated spaces and natural beauty. The woods, that includes additional trees and ponds and open spaces should be retained. ponds. Existing ancient woodland is being retained.
We would not wish to see speed The speed reduction measures bumps/road calming measures used as they provided within Sandymoor will give the impression that high levels of include many different methods to speeding and car thefts are a problem for achieve appropriate speeds – the area. including horizontal deflection, street dimensions, reduced visibility and perception.
Mr & Mrs I have grave concerns regarding the The sport pitch area is positioned Thompson, position and the amount of sports/playing to coincide with areas prone to 12 Sherborne fields located behind and to the side of flooding and will be used to provide Close Sherborne and Glastonbury Close. I flood mitigation as well as the WA7 1QR believe this will attract large groups of playing fields. An HBC report youths throughout the evening, causing shows a lack of junior pitches in litter and increased noise. We currently this part of Runcorn. have to stop foul language being used by children playing behind our property as my 2-year-old daughter has started repeating what is being shouted.
I feel this area would become impossible to sell due to the surrounding environment, I would feel strongly enough to consider relocating. Pam & Tony Tunnel leading from Manor Park to Noted. Hayes, Sandymoor, under Expressway. When will 54 Chatteris it be filled in (blocked off to prevent Park criminal element of our society gaining access to the residents and their property).
31 Consultee Comment Council Response
When will the school be built? The Sandymoor masterplan reserves the allocated school site for future development. The development of a school will be determined by the Local Education Authority at a time when it is considered such a facility is required. Why are you building high density housing when this is a semi rural area? High Emerging RSS for the North West density housing will be out of place in this promotes new residential area. development at a density of 40 dwellings per hectare. Sandymoor seeks to conform to these objectives.
We do not need a pub in this beautiful The Sandymoor Local Centre area. We all know the problems alcohol proposals provide for the causes! The custody suite will give us development of a new Public enough problems to cope with. House. Measures will be implemented which seek to minimise problems of anti-social behaviour and crime. Mr G J Overall the masterplan appears to have The masterplan allows for three Goodwin, changed very little from the original plan times the number of ponds to 2 Ely Park, with the exception of the incorporation of replace those lost. They are part Sandymoor, the flood plain and some commentary on of an overall strategy to increase Runcorn, the headlines of the proposals. nature conservation. Cheshire WA7 1XG The masterplan lacks detail. It does not Noted. explain in simple terms the implications of PPG3 and the need for higher densities. I would suggest that the masterplan should be split into areas within the housing ‘pods’ identifying the number type and density of units envisaged eg Area 1 - 40 units/ha achieved with 3 storey apartments/town houses; Area 2 - 30 units/ha achieved with 4-bed detached. By doing this residents will have a better picture of what is to be built in each part of the site and can better identify feature areas.
More detail of the local centre including its Noted. design concept would be of benefit within the masterplan. Past contemporary plans submitted have concerned residents in the
32 Consultee Comment Council Response past. The preference would be for a Cheshire Village local centre as opposed to a contemporary modern design.
Design codes should be included in the Noted. The Sandymoor Design masterplan providing assurances on the Codes will form part of the material form of the development. Again Developers Brief, and proposals for some of the modernist contemporary Sandymoor will be required to designs included on the information boards conform to these codes. would be in my view inappropriate and concern local residents.
Whilst it is appreciated that the original Noted. masterplan had a through route proposed down Village Street and past the end of the Ride, I am disappointed especially given the past consultation that there are no plans or details to show the cutting off of Village Street at the Ride despite there being a clear opportunity to do so in this masterplan. Noted. 35 compensatory ponds are I am disappointed to see the loss of the proposed at Sandymoor, and these existing ponds at Brook Wood and the are identified in the SPD. reduced woodland by Bog Wood. Further detail needs to be provided of the relocated ponds and the nature conservation area so as to provide assurances that the excellent facilities that the current ponds offer are being replaced with something of equal quantity. Noted. A phasing programme for A phasing plan within the masterplan with the development of Sandymoor is details of how the sites will be accessed for still to be finalised. construction would be of huge benefit to alleviate the concerns of residents regarding construction vehicles and disturbance periods. Dr & Mrs Our main concerns are as follows: Hodgkinson, 14 Seaton The ‘Home Zone’ style of housing. We Park, are concerned about the high density of Sandymoor, houses that this entails, coupled with WA7 1XA. inadequate car parking facilities. Due to its location, Sandymoor will always be a prime location for commuters to live, given the proximity of the motorway network,
33 Consultee Comment Council Response allowing easy travel to major areas of employment, including Liverpool, Chester and Manchester. The village centre, whilst a good idea, will not prevent Sandymoor being a commuter village. Nor will the provision of bus routes and cycle ways (existing cycle ways are practically unused – this is not the Netherlands, i.e. flat! Most people would not be prepared to cycle into Runcorn or Warrington). Most of our neighbours and ourselves work some distance from home and have changed jobs since moving here, facilitated by good road links. Trying to impose restrictions on car use (whilst being good in theory) will not encourage people to move here.
The issue of road safety (given as one reason for the proposed Home Zone layout) is less of a problem than suggested. In general, on most Sandymoor streets, road traffic volumes are low, as are speeds, due to the “old-fashioned” cul-de-sac layout. The only road with house access onto a through-road is Newmoore Lane. There is an argument for traffic calming, or a speed camera here, but this is a problem specific to this road. Sandymoor, on the whole, is a safe place for pedestrians and motorists (although there will always be exceptions).
In terms of housing density, I realise that the Government are trying to impose upon us, smaller more affordable, high density housing, but I am concerned that high density housing is not appropriate for a semi-rural area like Sandymoor. I agree that the balance on Sandymoor should now move more towards smaller, more affordable houses, but please don’t pack houses in like sardines in a can! History has shown that people generally don’t like living in high density housing. I would hate for Sandymoor to be another failed experiment. Having looked into the ‘Home Zone’ principle I am not convinced that it is right for Sandymoor, but more
34 Consultee Comment Council Response suited to an urban development, close to amenities and employment opportunities.
I feel the justification for the ‘Home Zone’ style of housing on Sandymoor is flawed.
Good points: − Location of sports areas on flood plain – sensible. − Wildlife corridors – good, but open grassland areas seem inadequate (will impact on wildlife). − Village centre – good. Darren Faulke, Youth orientated sports fields should be Playing field provision is provided in Woodthorn dropped in favour of family orientated accordance with the requirements Close picnic areas. Playgrounds have already of the National Playing Fields been vandalised and gang culture prevails. Association Standards.
Existing pond area close to flood zone will Noted. Ponds will be designed to feel too private by new dwellings enclosing be accessible by the general public. it, especially if these buildings are tall town houses. Mr & Mrs D Please note our concerns. Increased traffic The new roundabout provides safe Wilson, onto Keckwick Lane. Road is only suitable egress/ingress to the new site – it 22 for light traffic. With the proposed mini does not direct traffic along Woodthorn roundabout – traffic will be directed onto Keckwick Lane. Close, the Lane which struggles to handle traffic Daresbury, already. There are no footpaths, which WA4 6NQ. would endanger people walking up to the canal. Also road is used by horses coming down from the stables – which will also be dangerous.
Traffic should be directed through Noted. Sandymoor to meet up with the Daresbury Expressway. We moved here to be in a semi-rural location – increase in the traffic would ruin a lovely country lane. David Ash & I attended the forum at the community Noted. Family centre and appreciated the opportunity to see and discuss the plans in detail. I would for Mandy prefer Sandymoor to stay ‘just as it is’, but (Wife), Sarah accept the need for change. I would (10) and obviously prefer if the plot directly Thomas (7) opposite our house was not to be the first to be built. 37 Newmoore Noted. All routes within the Lane, We are please to see that the established Masterplan area (i.e. ‘Village Street,’
35 Consultee Comment Council Response Sandymoor, play areas are to be supplemented with home zones) will be designed for WA7 1QX. sports fields, but a little concerned about speeds of 20mph or less except the how these will be supervised/maintained. Avenue, to be designed for speeds We certainly don’t want them to become a up to 30mph. focal point for yobs/vandalism (there is growing evidence of these already in the play area nearest to Sandymoor Hall). Our primary concern, however, is one for traffic volume/safety and parking on Newmoore Lane. The Masterplan provides two new The current traffic volume/speed has additional routes that will be used already lead to several RTA’s and many minimising the impact to more very near misses. During recent Walsingham Drive. However, as roadworks on the Expressway the issue part of the overall scheme, speed was assessed as significant enough for reduction measures will be Halton Borough Council to impose a provided along Walsingham Drive. 20mph speed limit. This was followed by Funds for this scheme will be the application of very superficial attempts secured by EP through the of traffic calming (these consist of imitation developer of Sandymoor South in ‘painted on’ speed bumps. Needless to order for the scheme to be say, they have no effect, and the hazard implemented by HBC or the remains. Can I draw your attention to the developer junction of Herons Way to Newmoore Lane (highlighted on the attached plan), and the fact that there is virtually zero line of sight vision of this junction when travelling towards Moore. In my view, it is a matter of time until there is a serious RTA at this junction.
As development begins/continues the volume of traffic here will grow. The growth will come in 4 areas; (1) construction traffic, (2) residential traffic to/from the plot opposite our house, (3) traffic from the developing general area taking Newmoore Lane as a preferential route to Warrington (avoiding Daresbury Expressway), and (4) as (3) but traffic heading to junction 11 of the M56.
As the volume grows then so does the risk. For this reason I would urge the installation of traffic calming measures between point ‘A’ and point ‘B’ again on the attached marked up plan [these points show the whole length of Newmoore Lane
36 Consultee Comment Council Response up to proposed new mini-rooundabout on Calmington Lane]. This would have a dual benefit; (a) dissuading the ‘rat running’ described above, (b) slowing the remaining traffic down. The result would be a significant reduction in the hazard, for modest outlay.
The second concern re traffic is one of parking, especially in and around the new developments, where I understand parking space will be very limited. If we add this to the provision of sports fields and shrinking recreation areas elsewhere, then parking on Newmoore Lane is likely to become common place or even widespread (this happens already at point ‘C’ on the plan [point denotes where Newmoore Lane intersects with Keckwick Brook] due to cars bringing children to the park). For this reason I would urge the application of double yellow lines for some/all of Newmoore Lane.
I would very much like a response on the above. My comments are intended as useful/constructive, and are based on genuine concerns rather than a desire to ‘whinge’.
P.S. I assume that these comments will be shared between all 6 partners in the development?
37 Residents Feedback - Public Exhibition 27th November 2006
A further formal public consultation event was held at Sandymoor Hall on Monday 27th November 2006. Two weeks prior to the event, A5 colour leaflets were distributed to circa 1,500 existing residents within Sandymoor and the neighbouring Windmill Hill area, and the event advertised in the local press. The leaflets provided residents with a brief description of the development proposals, and additional information in relation to the consultation event including date, opening times and location.
The consultation event itself operated during the following hours:
- 7.45am – 8.45am
- 12.15pm – 7.30pm
The aforementioned opening hours sought to provide all Sandymoor and Windmill Hill residents with the opportunity to attend the consultation event sometime during the course of the day, in particular those people working outside of Runcorn. At the event, the development proposals for Sandymoor South were displayed on a series of large exhibition boards, providing an overview of the application site in the context of the emerging Masterplan including illustrative layout, physical linkages, and proposed landscaping. Members of English Partnerships and the consultant team (GVA Grimley LLP, Atkins, RSK ENSR, Jon Rowland Urban Design) were on hand to welcome attendees, discuss the information presented on the exhibition boards, and answer any questions raised in relation to the proposals.
Comments forms were distributed to all attendees upon entry as a means of formally recording the views and opinions of those in attendance. A comments box was made available in Sandymoor Hall for people to post their comments. This remained at the Hall for one week post-consultation to allow non-attendees the opportunity to comment.
All of the comments received from residents both during and after the consultation event are set out in the table below:
Consultee Comment Council Response Mr A Plumbley Walsingham Drive does not require speed Alternative methods of speed 21 Walsingham humps as these cause structural damage to reduction, using horizontal Drive, houses, we had experience of this 10 years deflection methods, are being Sandymoor, ago when the road was not made up; I considered along Walsingham WA7 1XB would suggest a 30 mph indicator sign to Drive. slow traffic down. A sign also would be a good idea at the top of Walsingham Drive to stop large lorry’s many from abroad, pointing out that this is a housing estate, and not an industrial estate. Mrs B Harrop The village centre shops – a shop would be Noted. The Local Centre proposals 15 Dorchester very welcome as long as it is not a late incorporate up to 3,000 sq. m of Park, shop i.e. close by 8 or 9pm at latest and commercial and retail floorspace.
38 Consultee Comment Council Response Sandymoor, strict control on sale of drink, if sold. The The opening hours of the facility WA7 1WS last thing we want is teenagers hanging are currently unknown. around at night with drink. This is a lovely area to live in and we do not want it spoiled. H Keiley Very thoughtful layout incorporating Noted. Long Spinney housing of different sizes.
Please, please can we have a convenience store near the community centre as soon Local Centre proposals incorporate as possible. 3,000 sq. m of retail and commercial floorspace. I am very glad to hear there will be access to the new development from Windmill Noted. Hill Avenue to ease congestion – much needed with increase use of the roads due to more vehicular traffic.
Good luck for getting on with the project as soon as possible. Cllr D Inch, Local amenities – doctors, dentist and local Local Centre proposals incorporate 10 Great schools. When are they going to happen, provision for new local facilities. No Riding, road goes to now were – residence been timescales currently available for Norton Cross, involved – volume of traffic on Windmill their development. Runcorn Avenue East. How can you sort out. G Plumbley Walsingham Drive needs traffic calming Alternative methods of speed 21 Walsingham measures, but please not speed bumps. reduction, using horizontal Drive, These may slow traffic but are very deflection methods, are being Sandymoor, disruptive for residents who live by one. considered along Walsingham WA7 1XB Drive.
A convenience store is badly needed we Local Centre proposals incorporate were told 9 years ago one was to be built provision for new local facilities. No within 2 years. timescales currently available for their development.
An new access will be provided across the canal to Windmill Hill A new road from Pit Health Lane needs to Ave. At worst a total of 469 be built before any new development is residential units will be partly started, was all traffic is going to use served by Walsingham Drive. Walsingham Drive, an extra 1200 homes Further information is available in will mean 2000 extra cars a day, on was it the planning submission Transport already a busy road. Statement for Sandymoor South. Thomas & The design looks good on paper, however The Transport Assessment for Dawn I have some concerns. Two access roads Sandymoor has identified that the Rossmueller, appear to few for such a large proposed highway network at 81 Dorchester development. By becoming so large, Sandymoor has sufficient capacity
39 Consultee Comment Council Response Park, Sandymoor may lose its appeal, which lies to accommodate an increased Sandymoor in it being surrounded by countryside. The number of vehicular movements. market will become flooded by properties Sandymoor is allocated for making both new and existing properties residential development in the difficult to sell – possibly leading to down Halton UDP, and the principle for valuation of property prices. The loss of its development has long been further tracts of countryside, leading to established given it represents a harmful environmental changes and a loss natural extension to the existing of habitat for wildlife. urban area. Mr T Hossop Regarding the further expansion of housing Sandymoor is allocated for 15 Dorchester in the Sandymoor area. I am very residential development in the Park concerned about the reduction of the Halton UDP, and the principle for Sandymoor green area and removal of existing trees, its development has long been WA7 1QA which will have a drastic effect on the established given it represents a countryside, I am sure any additional natural extension to the existing housing can be accommodated in the urban area. redundant and reclaimed area’s of Halton borough. Once the countryside has gone, it gone forever. Miss C A Get the balancing lake sorted out. The masterplan provides elements Spargo, Flooding is a huge issue to current of sustainable drainage along the full Mr P R Kelsau residents as we are refused house length of the Brook and main ditch. 20 insurance by some companies i.e. Barclays. The existing positive drainage has Glastonbury the capacity to accommodate all Close Make the sustainable drainage ‘compulsory’ sewerage discharge form the new not a recommendation or an idea. Enforce development. it! R Baxter, I have concerns as to the size – location of Along with the sport pitches and 22 facilities for the current and expected level Multi Use Games Area a ‘Pavilion’ is Glastonbury of teenagers that will have not a lot to do also planned. The exact use of this Close other than kick a ball around in the building has not yet been summer and no where to go in the winter determined – other than to the current community centre which I believe will not cope with the ‘potential’ users that could be attracted. R G Knight, Fail to see the sense in using Windmill Hill Windmill Hill Ave access provides a 28 Adlington Avenue East as the access route. safer route for construction traffic Road, Walsingham Drive appears to be must in the short term and allows some Runcorn, here direct i.e. easy access from the traffic from Sandymoor south to WA7 6NE expressway, not the volume of traffic have an alternative access to the against the volume on Windmill Hill wider area. Further information is Avenue East, the volume of which, appears available in the planning submission to be increasing as the months go by. Transport Statement for Sandymoor South. R L Seddon, The opening of Wharford Farm Road as an Further information on the likely 32 Adlington access route is sure to attract more traffic impact of the Sandymoor Road, to Windmill Hill Avenue which is already a development is available in the
40 Consultee Comment Council Response WA7 6NE very busy and dangerous road. Traffic planning submission Transport from Sandymoor will use Wharford Farm Statement for Sandymoor South. Road as short cuts to and from local shop and schools. Sandymoor should be provided with its own school before further houses are built. Access to the proposed site should be through Sandymoor and NOT Windmill Hill. R Stanley & Our concerns are over the use of the Construction traffic will be S Ashcroft, currently blocked road that joins Windmill restricted by health and safety risk 5 Culford Hill Avenue East adjacent to our close. mitigation plans that must be in Close, Traffic from construction vehicles in the place before any development can WA7 6NH first instance and later residents and non take place. Further information on residents creating noise and other the likely impact of the Sandymoor disturbance is something we are opposed development is available in the to. We would not be keen on this route planning submission Transport being served by public transport vehicles, Statement for Sandymoor South. and have concerns over the removal of the present barrier allowing access for travellers. Any proposed screening for the purposes of noise reduction, could have implications for our property and our neighbours properties due to these being built in an elevated position. We have already had problems caused to drains by the existing trees and bushes. Ashea Mills, We do need a medical centre as a priority Local Centre proposals incorporate 22 Stevenson, – especially as Sandymoor is getting bigger. provision for new local facilities. No Sandymoor, We need a better bus service. We would timescales currently available for WA7 1UB like a few shops – e.g. chemist, spa. their development. John Taylor I am concerned that this new plan The density of new housing 41 Chatteris increases the density of housing. I am also development will be in accordance Park, concerned that the quality of this with regional planning guidance. Sandymoor development is maintained. Whilst I am Traffic management measures will WA7 1XE assumed there will be no shared be implemented to increase road ownership. This stance must be safety, subject to agreement with maintained. I have concerns of security the Local Planning Authority. that the perimeter road (Village Street) will become a race track. Mary Allen Will look forward to shops and medical Noted. 84 centre please. Dorchester Park Sue Cooper We definitely need a primary and The Sandymoor masterplan 15 Oakmore, secondary school within the area. Parents reserves the allocated school site Sandymoor, are finding it extremely difficult to get their for future development. The WA7 1NR. children into primary and secondary and development of a school will be this causes a slump in selling our houses. determined by the Local Education
41 Consultee Comment Council Response We will not send our children to Halton Authority at a time when it is high. considered such a facility is required.
Mr A Miller, I live in Godston, at the rear of my house Noted. 27 Godston, there is a ‘paddock’, which is classed as a WA7 1UE wood. This ‘wood’ only has a couple of trees. In the corner of sunniside the fields floods in heavy rain, this problem is getting worse, the drainage in no’s 26, 27, 28 back gardens is getting worse. I would like to suggest more trees planted in this ‘wood’ to help with the drainage.
I would like to see traffic calming on Pitts Noted. Traffic calming measures health Lane at Godston end traffic (local will be implemented to increase residents!!) Come off the Daresbury road safety, subject to agreement Expressway at very advanced speeds, this with the Local Highways Authority. section of Pittsheath lane has lots of young mothers and children crossing the roads – Moore school and nursery at Sandymoor Hall. There has been several ‘minor’ bumps on this section, no police where involved, so record will be kept. Unsigned Do not want ‘bump’ traffic claming in Alternative methods of speed 6 Walsingham Walsingham Drive. Before road surface reduction, using horizontal Drive was finishes off and it had pot holes and deflection methods, are being uneven surface the lorries and cars would considered along Walsingham bump over them causing pictures to more Drive. and cracks in the walls. It took a petition locally to get road surface finishes to stop this. Agree with the flashing signs that remind you of speed limit but do not want to see ramps in road. It also causes noise and we sleep at front of house.
Not really keen on seeing a pub in Sandymoor as again this could bring A public house is proposed at trouble to the area. Pub has now been Sandymoor Local Centre, but built at roundabout entrance to measures will be implemented to Sandymoor so not really needed anyway. minimise anti-social behaviour and Area needs local shop asap. crime.
Please ensure street names are not too Noted. samey e.g. Glastonbury Close and Glastonbury Place as per map – very confusing for postman! N Screen Get a pub and a shop asap! Noted.
42 Consultee Comment Council Response
Unsigned. Like the idea of the village green and more Noted. Traffic calming measures amenities at Sandymoor. Concerned re are proposed along Walsingham traffic along Walsingham Drive. Drive to increase road safety. At Concerned re how long building work take present, building work is scheduled and construction traffic. to take between 7-10 years. Ian Bradbury I am interested in when more amenities Proposals for Sandymoor Local will be built including: Doctors, Dentists, Centre have been submitted to School, Shops, Pub. Halton Borough Council. No timescales are currently available for the site’s development. Unsigned. Please keep the emphasis on ‘green’ trees Noted. Tree planting and greenway and pathways really make Sandymoor an routes are proposed at Sandymoor. environmentally pleasant place. Concerns over parking for visitors and 2 car households, will they end up parking in front of houses along roads?? Access tot eh area via Walsingham Drive as the main entrance/exit and congestion on mini roundabouts near expressway. Concern for house prices of present housing if smaller houses rented will this change the ‘feel’ of the area? New building should be owner occupied to keep the quality/respect for the area. Unsigned. A primary/secondary school is needed, so The Sandymoor masterplan it is already very difficult to get children reserves the allocated school site into Moore or a good secondary school, as for future development. The no one would send their child to Halton development of a school will be High. No really bothered about a shop, I determined by the Local Education have lived here for over 10 years and it has Authority at a time when it is never bothered me, as they attract gangs considered such a facility is and litter. No very modern houses as they required. wouldn’t fit in with the existing housing on Sandymoor. More speed bumps to slow traffic down. Mr C Harrison Whilst I agree with the policy of building Noted. Conditions will be enforced 20 Holford new home so that every angle of placing by the Council upon the developer Moss, more people into less space because if you upon the grant of any planning Runcorn, don’t there will be no green or brown permission. WA7 7GB space left. I have noticed a practice of builders being allowed to park vehicles on sections of pavements forcing people to walk in the road, I hope you will not allow this to continue. P.S. I have tried to place this in the Comments box, the people who are in the building have locked the perimeter gate (11 am Wed 29th Nov) it is
43 Consultee Comment Council Response possible that other people with comments will not be able to place them in the comments box and you will not get the response you should get. Unsigned Good to keep as much greenery as Noted. Traffic calming measures possible. Could the football pitch area also are proposed at Walsingham Drive. be laid out for tennis courts? Village The sports pitches will be grass centre much needed now. I know you are facilities, as they form an important working on this. New access road good – part of the flood mitigation any traffic calming measures to be measures in northern Sandymoor. introduced? Proposals for tennis courts will be considered.
44 Public Consultation Draft
The Public Consultation Draft SPD was published for a statutory 6 week period of public consultation between the 27h March and 8th May 2008. The appropriate public notice was placed in the local press and over 1,400 notification letters were sent out, including to every address on Sandymoor itself. The documents were placed on the Council’s website and provision was made for the submission of representations via an online form.
Consultee Comment Council Response John Hatton 1. The link to Wharford Farm is likely to Comment noted. HBC become more important as the BSF for a HBC Transportation have been Leisure & new school on the site take shape. This will involved throughout the Community need to be considered in any transport development of the Masterplan &
1 Services plan. SPD and will continue to monitor Manager developments in relation to Sandymoor and surrounding areas. E-Mail 02/04/08 2. About 6-7 years ago a lot of work was Significant modelling and other work done on the feasibility of flooding the has been undertaken into water balancing lake at Wharford Farm and management issues affecting HBC creating a lake with and outdoor centre for Sandymoor, including issues arising Leisure & water sports. This was found to be from upstream. 2 Community practical but to operate it needed Services Sandymoor to be developed as a minimum. Nothing in the Sandymoor SPD This is likely to come back on the agenda prejudices the potential future safe very soon. use of Wharford Farm Pond for active sports uses.
45 Consultee Comment Council Response 3. Upton Rocks in Widnes and its central Comments welcomed and noted. park has the most vandalism and anti social behaviour of any of our open space sites. The SPD seeks to ensure that open Even though it is an affluent area. We spaces are overlooked by adjacent believe that a lot of this is down to the residential properties to provide for poor design of the open space. Sandymoor natural surveillance. is worryingly similar in terms of its family house make up and "town fringe" location. The sports pitch(es) are to be There are already a lot of children and located to the north of the teenagers on Sandymoor with little to do, development area and include more houses will obviously increase this. changing room provision with car HBC The detail of any design has to very parking. Leisure &
3 carefully thought through. Community It has been necessary to delete the Services My initial thoughts on the layout are: - proposal for the additional playing Sports and rec areas need to be open pitch area to the east of Kekwick and not enclosed by planting. They Brook as the site is traversed by need to be overlooked from houses overhead electricity cables, and as and roads to provide natural such, the sports provision will be surveillance. They should be linked if more compact and better related to possible to a building to provide the associated buildings. management and security. The two pitches need to be adjacent and the changing rooms need to be adjacent to the pitches with some car parking. a. The MUGA must be subject to the Comment noted. above criteria or it will prove to be The MUGA is located adjacent to HBC a problem and focus for ASB. the playing pitches close to the Leisure & neighbourhood centre. As with Community other open spaces this area will be Services overlooked by neighbouring development. b. I think I saw a reference to a There are no proposals for a "conservation centre" in the conservation centre within proposals. If this happened it could Sandymoor. HBC be linked with the recreation Interpretation boards may be Leisure & facilities and to the changing rooms provided should a demand be Community to provide a building and site identified. Services management. If not could the community centre undertake this role?
46 Consultee Comment Council Response The Avenue is said to be an extension to No formal response necessary Patricia Walsingham Drive now Avenue then - if Fielding that is the case it says no vehicle access to Additional individual advice provided (Resident) properties - I have a private drive to my by letter. 4 home and garages how will I access them in E-mail future? Will there be street parking now 02/04/08 outside my home or nearby? It will be a bus route will this be safe? How will the construction affect me - will No formal response necessary Patricia lorries come down the road
5 Fielding - the dirt, mess and damage will be Additional individual advice provided (Resident) significant? by letter.
Will my garden (53 Walsingham Drive) be No formal response necessary Patricia overlooked in future by taller buildings?
6 Fielding Additional individual advice provided (Resident) by letter. Andrew Following our meeting yesterday I have re Preamble. No response necessary. Thomson read the draft document and identified the DTZ following areas where we may need to For consider ‘relaxing’ the wording to allow 7 Persimmon more flexibility and interpretation by both E-mail Stakeholders, the Council and EP. Via GVA 23/04/08 Para 1.1 To emphasise the practical guidance and DTZ for support and to state that it is not the 8 Persimmon intention to be inflexible in the interpretation of the document
Para 1.2 See Rep 186 DTZ for Needs re wording 9 Persimmon
Para 1.3 See Rep 187 DTZ for Bullet point 3 needs some thought
10 Persimmon
Para 3.7 See Rep 188 DTZ for ‘in accordance with’ needs re phrasing
11 Persimmon
Para 3.9 See Rep 189 DTZ for I instinctive feel that this needs more
12 Persimmon thought and perhaps qualification
47 Consultee Comment Council Response Chapter 4 See Reps 190-195 DTZ for The wording in this Chapter needs a new
13 Persimmon approach
Paras 4.1 to 4.3 See Reps 190-192 DTZ for Are too prescriptive
14 Persimmon
Para 4.3 2 No corresponding formal See DTZ for Movement perhaps needs some Representation
15 Persimmon qualification regarding aspiration rather than prescriptive Para 4.3 4 No corresponding formal See DTZ for This is where we start to get into areas Representation
16 Persimmon that are aspirational and contradict other areas of the SPD Pg 27 See Rep 193 DTZ for Masterplan principles – concerned re some
17 Persimmon of the character requirements and lack of interpretation/flexibility Pg 28 See Rep 194 DTZ for Providing Enclosure – do we really want
18 Persimmon continuous development?
Pg 31 See Rep 195 DTZ for Movement network – remove reference to
19 Persimmon servicing from the rear!
Pg 32 No corresponding formal See Variety and Choice – the current document Representation DTZ for restricts rather than permits variety and
20 Persimmon choice by the dictation of the overall design principles
Chapter 5 Masterplan – See Rep 196 DTZ for Needs re- drafting far too prescriptive and
21 Persimmon is written as a reason for refusal
Pg 36 SM3 See Rep 198 DTZ for Re-word ‘conformity
22 Persimmon
Pg 45 SM14 See Rep 199 DTZ for Drafted as a reason for refusal, re-draft
23 Persimmon required
48 Consultee Comment Council Response Chapter 7 No corresponding formal See DTZ for Character Area Proposals 7.2 Representation
24 Persimmon Reference again to conformity! Para 7.4 second para See Rep 201 DTZ for ‘must recognise’ how can we if it is only
25 Persimmon emerging? Have regard to is more acceptable! Pg 58 TK1 See Rep 202 DTZ for ‘in accordance with’ re-word
26 Persimmon
Appendix 1.1 See Rep 203 DTZ for Opening para needs some ‘softening whilst
27 Persimmon the wording in para 1.1 that refers to a ‘’flexible approach’’ should be welcomed A 1.2 Street Hierarchy – See Rep 204 DTZ for Do we need a commentary upon the
28 Persimmon hierarchy including reference again to a flexible approach? PG 77 3rd bullet point from the end See Rep 205 DTZ for • delete
29 Persimmon
Appendix 02 - opening 2 paras See Rep 206 DTZ for Need some thought and re-wording.
30 Persimmon
By no means a comprehensive list I am sure No corresponding formal See but areas that ‘stand out’ to me in the text. Representation Any amendment may also require revisions DTZ for elsewhere in the text because of ‘knock-on’
31 Persimmon effects so some careful thought needs to be given and, Halton may not like a dilution of the text however that battle may be for another day.
49 Consultee Comment Council Response As you and others are aware, I have been Suggestion accepted. very disappointed that the existing trees have not been given sufficient regard during Masterplan and associated maps & the earlier stages of the Masterplan design diagrams amended accordingly. process. This has resulted in problems with the planning applications for Sandymoor South and the Local Centre that have had John White to be resolved by discussing appropriate HBC mitigation measures. I am anxious that the Tree & same mistakes are not See Repeated in the Woodlands North of the area, where there is the
32 Officer potential for justified public criticism of both the Council and English Partnerships if E-mail the Masterplan continues to contradict 24/04/08 established policies. In particular, there appears to be no reason why the ponds and associated trees near Brook Wood cannot be retained and excluded from development.
My recommendations for changes to the SPD are as follows:- Page 26, Chapter 4 Wording amended as per suggestion. 3. Landscape & Ecology
Change second bullet point to read:- Existing woodland will be maintained and HBC enhanced. Existing groups of trees and Tree & 33 individual trees of high quality will be Woodlands retained wherever possible. New trees of suitable species will be planted in appropriate locations to ensure that the overall tree cover of the area is sustained for the future. Page 52, Chapter 6 Wording amended as per suggestion. SM24 Some additional words could be added, so HBC that the end of this policy reads:- Tree & 34 ……….in accordance with the principles of Woodlands British Standard 5837, the adopted Halton UDP and the Council’s Natural Assets Strategy.
50 Consultee Comment Council Response Page 52, Chapter 6 Wording amended as per suggestion. SM24 Change Justification to read:- Comprehensive tree surveys have been carried out by specialist consultants TEP, which have identified a number of individual specimens and groups of mature trees that are worthy of retention. Development proposals should seek, wherever possible, HBC to retain and incorporate these trees into Tree & 35 the detailed layouts by allocating sufficient Woodlands space for their protection from site works. In exceptional cases, where the removal of some trees may be considered unavoidable to meet other scheme objectives, a full justification statement for felling and a compensatory See Replacement planting scheme (extra to any other proposed landscaping) will be required before planning permission is granted. Masterplan Map Suggestion accepted. The map conflicts with Policy SM24 and should be amended to retain major tree Masterplan and associated maps & groups, particularly those to the west of diagrams to be amended accordingly. HBC Brook Wood. This would presumably have Tree & a “knock-on” effect, as the relocation of the 36 Woodlands adjacent ponds would no longer be necessary. When these changes have been made, they would need to be reflected in all the maps used as figures throughout the document. Masterplan Map Addition of agreed mitigation HBC A further amendment should show the planting to Masterplan being Tree & mitigation planting proposed for investigated by Jon Rowland 37 Woodlands Sandymoor South and the Local Centre, if Associates possible at this scale. Andrew Para 1.2 See Rep 186 Thomson ....the Council will seek to ‘encourage’, DTZ through its etc...... For Persimmon
38 E-mail Via GVA 30/04/08
51 Consultee Comment Council Response Para 1.3 bullet point 3 See Rep 187 DTZ Some helpful design guidance is For 39 included...... Persimmon Para 3.7 See Rep 188 DTZ highway network, to reflect the guidance in For 40 the SPD etc Persimmon Para 3.9 See Rep 189 DTZ access routes. Examples of which are For 41 included within the ‘Street Design Persimmon Guidance’ in Appendix 1. Para 4.1 See Rep 190 DTZ ...... to which new proposals should have For 42 regard. These principles...... Persimmon Para 4.2 See Rep 191 The Design Code provides a level of DTZ guidance to assist the pSee Reparation of For schemes and to achieve a consistency in the 43 Persimmon quality of new development , and certainty to the Developer as to negotiations with the Council on new development. Para 4.3 See Rep 192 DTZ ...... This SPD sets out the design principles For 44 to be met at Sandymoor Persimmon Page 27 Establishing Character, Bullet See Rep 193 DTZ point 5 For 45 Wherever ‘practical’ new development etc Persimmon Page 28 Providing Enclosure, Bullet See Rep 194 DTZ point 2 For 46 ...Wherever ‘practical’ continuous Persimmon development etc Page 31 Movement Network, Bullet See Rep 195 DTZ point 4 For ...Dwellings on some streets such as ‘The 47 Persimmon Avenue’ will be ‘predominantly’ served from the rear... Chapter 5 Introductory para. See Rep 196 DTZ ...’ The Council will expect developments at For Sandymoor to identify the key design 48 Persimmon elements contained within the Masterplan (relate to 4.1)
52 Consultee Comment Council Response Justification. See Rep 197 DTZ The principles and guidance contained For within the Masterplan will deliver a 49 Persimmon comprehensive development across Sandymoor that takes account of.....etc Pg 36 SM3 Design. See Rep 198 DTZ ...... The design of all new development For 50 should where practical satisfy the Persimmon Character Area Policies etc...... Pg 45 SM14 General Requirements See Rep 199 (relate to Masterplan Intro and 4.1)
DTZ Development proposals at Sandymoor will For be permitted where in the Council’s 51 Persimmon opinion they have had regard to the following; etc ( must take out ref to LDD’s as these are an unknown and proposals cannot have regard to ‘emerging’ policies) Chapter 7 Character Area Principles, See Rep 200 DTZ Para 7.2 For 52 ...and to which future development Persimmon proposals where practical should relate Para 7.4 See Rep 201 DTZ The development at Brookwood should For 53 where practical reflect Persimmon Pg 58 BK1 See Rep 202 DTZ Village Street ‘incorporating’ the Street For 54 Design Guidance. Persimmon PG 77 bullet point 6 See Rep 205 DTZ Should be deleted in its entirety. For 55 Persimmon Introduce a para at the beginning of the DTZ Appendices explaining that the design For 56 principles are a guide Persimmon Appendix 02 second para See Rep 206 DTZ ...the following section of the SPD outlines For 57 the key planning policies to be read in Persimmon conjunction with the SPD. I understand that you will discuss these Summing up. No response necessary DTZ with HBC and let me know his views. It is For my intention to make See Representations 58 Persimmon to Halton on the above by the deadline date of next Friday.
53 Consultee Comment Council Response Henry Gun- Page 2 Comment noted and welcomed Why In general the key aims set out for the Daresbury development of Sandymoor, complement Laboratory, the proposed development of Daresbury 59 SIC which are detailed in the recently E-mail completed Master Planning study – 30/4/08 Daresbury Framework. Page 14 Comment noted. Future utility services – Daresbury Scottish Power are similarly engaged Laboratory has completed a feasibility study in the development of Sandymoor. Daresbury for the upgrade of its existing supply to Works will include the provision of a 60 Laboratory 17.8MW, undertaken by Core Utilities and new sub-station and service routes Scottish Power. This information is to serve the development parcels. available for reference. Page 24 Comment noted. It is noted that the proposed local centre The Sandymoor Local Centre was for Sandymoor includes a small retail allocated in the Halton UDP and Daresbury offering complete with community facilities. now has the benefit of planning
61 Laboratory In the proposed Daresbury Framework the consent. English Partnerships will be development of the heart will provide a looking to bring this forward for greater provision for amenity, retail, social development shortly. and leisure activities.
54 Consultee Comment Council Response Page 25 Proposed movement – the circulation Comment noted. Avenue proposed around Sandymoor is As stated, a section of The Avenue welcomed, especially the section of Avenue will run broadly parallel to the West which runs parallel to the West Coast Coast Main Line (WCML) adjacent mainline, which is the best point of future to the Daresbury Science & connectivity to the Daresbury SIC, in this Innovation Campus. respect it would be helpful if consideration is given to provide a road junction The SPD has been amended to make connection off the Avenue, leading to the reference to this adjacent SIC existing viaducts under the West Coast development and now requires that mainline. development of this section of The This early request to make an engineering Avenue in Brookwood is designed so Daresbury provision for this road connection, for as not to prejudice the provision of 62 Laboratory value engineering reasoning to co-ordinate any future connection through the the connections between the two Master viaduct from the SIC. Plans from a transport movement perspective. In this respect Daresbury SIC It is noted that the SIC developers are prepared to undertake an Engineering are undertaking an initial engineering feasibility of this road connection, in order appraisal of the feasibility of such to establish levels and physical parameters provision. at an early stage, in readiness to hand on the information to the lead consultants acting on behalf of English Partnerships. Please find attached pdf sketch of the area for the proposed connection and early civils works. Page 34 In order for the Sandymoor Master Plan to Comment noted. deliver its aims and objectives it is The Sandymoor SPD has been important that ongoing consultation and amended to take account of the Daresbury reference is made to the Daresbury adjoining SIC, however, without 63 Laboratory Framework in order that enhanced detailed work it is not possible to development of the area is secured in a access and therefore incorporate well planned and cohesive manner. provision for unrestricted vehicle linkages between the 2 sites.
55 Consultee Comment Council Response Page 36 The provision for housing again is Comment noted and welcomed. As complementary to the Daresbury stated, the intention is for Framework as it may potentially provide Sandymoor to accommodate a range family accommodation for future of house sizes and types, including employees of Daresbury SIC. The code for the potential for units with enhanced sustainable homes and best practice in environmental performance. energy efficiency and innovative design is in This should provide a range of Daresbury accord with the overall ethos of Science accommodation which should be 64 Laboratory and Innovation. The provision for high attractive to workers at the SIC. quality accommodation which should consist of apartments to detached family homes , as outlined in the Building Design Code , again is essential to meet the potential demand from knowledge based professionals , who will be attracted to Daresbury SIC. Page 38 The provision for recreational open space Comment noted and welcomed. is again complementary to the Daresbury Daresbury Framework, in which it is acknowledged to
65 Laboratory be an important aspect of the development of the area as a destination and place of residence.
Page 40 & 41 The provision of a safe and convenient Comment noted. Sandymoor SPD network of pedestrian and cycle routes, makes provision for an extensive which will include a series of crossing network of integrated footpaths and points and undercrofts connecting cycleways, including a route running Sandymoor and Daresbury SIC is all in the full length of the sites eastern Daresbury accord with area travel planning initiatives boundary. This will facilitate easy
66 Laboratory and reinforces the need for the Sandymoor connectivity to corresponding routes Masterplan and the Daresbury Framework provided linking through from the to interact as a working document. It is to adjacent SIC. be acknowledged that pedestrian and cycle routes are especially important to young people and also to groups without any mode of transport. Page 44 The provision for the transport interchange Comment noted. proposed within the Daresbury Framework As stated elsewhere, the Sandymoor Daresbury will provide a sustainable transport SPD makes provision for the
67 Laboratory provision for Sandymoor residents to appropriate section of the Avenue to access the wider region, the connectivity be designed so as not to prejudice from Sandymoor to Daresbury SIC is any future link to the SIC and the crucial in realising this provision. proposed transport interchange.
56 Consultee Comment Council Response Page 53 The recognition and justification of the Comment noted Daresbury Bridgewater Canal as an important feature 68 Laboratory of the development of both Sandymoor and Daresbury SIC is acknowledged. Page 67 The street design guide principles and Comment noted Daresbury parking strategies are acknowledged and 69 Laboratory accepted together with the speed of traffic and provision for calming. Page 106 Daresbury The main design principles for homes as Comment noted
70 Laboratory detailed is acknowledged and accepted.
It is to be noted that Daresbury Laboratory Comment noted. has an existing pipeline connection for cooling water from the Bridgewater Canal Further details sought from SIC adjacent to Daresbury Laboratory to the Daresbury Manchester Ship Canal, the pipeline is
71 Laboratory routed through part of the Sandymoor proposed development. The exact route is to be established by Daresbury Laboratory and communicated to Halton Borough Council and English Partnerships. Victoria The Highways Agency welcomes the Comment noted and welcomed Ridehaugh opportunity to comment ion this SPD and Highways we are pleased to not the promotion of a Agency higher level of sustainable travel and the 72 emphasis on reducing the demand to travel E-mail by the private car. 30/04/08 Thank you for your consultation dated 26 Preamble. No response necessary March 2008 regarding the above documents. We welcome this opportunity to comment and in addition we have set out below comments concerning Habitats Janet Belfield Regulations Assessment and Biodiversity Natural Duty. England
73 Natural England is a statutory agency E-mail charged with the responsibility to ensure 07/05/08 that England’s unique natural environment is conserved, enhanced and managed for the benefit of present and future generations, thereby contributing to sustainable development.
57 Consultee Comment Council Response Habitats Regulations Assessment Amendments are being made to the Comments noted. Habitats Regulations to reflect recent clarification of the status of land-use plans The Sandymoor SPD was assessed by as ‘plans or projects’ under Article 6(3) & 4 the Council and the intermediate of the Habitats Directive. Natural England determination made that the SPD is is awaiting further guidance on how unlikely to have a significant Habitats Regulations assessment environmental effect. The four procedures will need to be applied statutory agencies (English Nature, Natural specifically in the case of Local Environment Agency, English
74 England Development Frameworks. In general Heritage and Countryside Agency) terms, this means that if a land-use plan is were consulted as part of the pre- likely to have a significant effect, alone or in production scoping stage and they combination, on one or more European agreed with the Council's sites (SACs, SPAs) it must be subject to an intermediate determination. ‘appropriate assessment’.
We look forward to consultation on your Habitats Regulations Screening See Report in due course.
58 Consultee Comment Council Response Biodiversity Duty Biodiversity is a core component of Comments noted. sustainable development, underpinning economic development and prosperity, and Whilst bio-diversity and the has an important role to play in developing principles now being enshrined under locally distinctive and sustainable the banner Green Infrastructure in communities. From 1 October 2006, all Region Spatial Strategy (RSS) have local authorities and other public been to the forefront in developing authorities in England and Wales have a the Masterplan, it is accepted that in Duty to have regard to the conservation of the SPD text these principles are biodiversity in exercising their functions. perhaps more implied than expressly The Duty aims to raise the profile and stated. visibility of biodiversity, to clarify existing commitments with regard to biodiversity Additional references added a and to make it a natural and integral part of appropriate points within the policy policy and decision making. Guidance is document. available in DEFRA publication, Guidance for Local Authorities in Implementing the Biodiversity Duty, Natural http://www.defra.gov.uk/wildlife-
75 England countryside/pdfs/biodiversity/la-guid- english.pdf
The Duty is set out in Section 40 of the Natural Environment and Communities Act (NERC) 2006 and states that:
“Every public authority must, in exercising its functions, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity”.
This is a new duty for Local Authorities and we would expect to see appropriate references to it in all relevant planning documents. There does not appear to be reference to it in this SPD and we would welcome additional appropriate text perhaps as part of paragraph 3.18. Draft Supplementary Planning Document Comment noted. (SPD) Natural We welcome the SPD that provides
76 England additional guidance to applicants and developers for developing the Sandymoor area of Runcorn.
59 Consultee Comment Council Response We broadly welcome the principles of sustainable development and have the following specific comments to make.
Paragraph 3.18 ought to be expanded to References to individual species, the Natural say more about biodiversity in general, Bio-diversity Action Plan and Green
77 England including references to species and habitats Infrastructure added. and not just Great Crested Newts. There should also be reference here to the Biodiversity Action Plan and how that relates to the constraints and opportunities posed by this SPD. The removal and relocation of ponds within The ponds to be removed are the site is unfortunate and should only be isolated and will have less suggested as a last resort. We would connectivity following development. appreciate additional text to justify these The consistent low newt numbers measures. over the years of survey would Natural indicate that the ponds and 78 England surrounding areas are not of great value to GCN conservation. The new ponds, designed specifically for newt conservation will be in areas also managed for bio diversity. Paragraph 3.20 we welcome the use of Comment noted and welcomed. Natural our Accessible Natural Green Space
79 England Standards for the establishment of natural greenspace in Sandymoor. Chapter 4, Section 3, Landscape and Additional references added to Ecology, again we would welcome some document concerning bio-diversity, reference here to your Biodiversity Duty. the Halton BAP, important landscape Natural The section also says nothing about features and Green Infrastructure.
80 England ‘landscape’ or ‘landscape character’. We would welcome cross referencing and Relocation of ponds to form better inclusion of appropriate summary text from connect ed network better Chapter 7. explained. We welcome the intention in Chapter 6 to References to Bio-diversity Action safeguard greenspace, nature conservation Plan and priority sites / species added sites, and species. We would welcome at appropriate points within the Natural inclusion of priority species in relation to policy document.
81 England the Biodiversity Action Plan. The references here to landscape character could be reinforced with cross referencing to Chapter 7.
60 Consultee Comment Council Response We note that geodiversity is omitted and Comment noted, however, as stated would welcome its inclusion within the at paragraph 3.21 the entire site document. comprises glacial till and estuarine Natural alluvium. There are no geological
82 England features of particular note and the Masterplan does not seek to retain any areas as being of particular geological interest. Sustainability Appraisal (SA) Natural We have no further comments to make on Previous comments welcomed
83 England the SA.
In general the document is to be Comments noted and welcomed. welcomed. I am pleased to note that it does not prejudice future linkages from the Additional detail added concerning area to the east of the local and mainline linkages to Daresbury SIC and North West rail lines. These would be important to Wharford Farm added to SPD at Regional provide improved pedestrian, cycle and appropriate points. Developmen potentially vehicular links to future t Agency 84 developments relating to Daresbury
Science and Innovation Campus. Such Letter issues should be dealt with in more detail 06/05/08 by the proposed Supplementary Planning Document for Daresbury Science and Innovation Campus as proposed in your Authority’s Local Development Scheme. Due to the specific nature of the Trust’s Response noted and welcomed. remit we are concerned with the protection and promotion of theatres and No comment directly relating to having perused the document we find this Sandymoor SPD. consultation is not directly relevant to the Trust’s work. Rose
Freeman We therefore have no specific comment to The Theatres make that may be useful or pertinent but Trust 85 look forward to being consulted on further
LDF documents in due course, especially E-mail the Core Strategy Preferred Options stage, 07/05/08 Planning Obligations and Development Control Policies. We would also be interested to be consulted on any further stages of the Runcorn Old Town Centre Strategy relative to the Mersey Gateway project.
61 Consultee Comment Council Response Firstly, we wish to point out that we have Preamble – no specific response no objection to the principle of necessary development in the remainder of the Sandymoor and that the efforts of the Council in putting together a document of Garry this nature and detail is to be commended Goodwin if a qualitive and aspirational development is
to be realised. 86 (possibly of
Morris However, having now had the opportunity Homes) to review the exhaustive SPD we feel we must object to it's adoption in it's current form and would ask that the document be revised to take account of our comments. At this juncture we feel it pertinent to Engagement throughout the process mention that we have made noted and welcomed. representations to both Halton Borough Council and English Partnerships outlining Many of Mr Goodwin’s concerns our comments in 1999 when the original appear to be based on a particular master plan was being compiled, during the interpretation of the Consultation public consultation prior to the adoption of Draft SPD. It is accepted that this the UDP for Halton in 2005, during the draft could be construed to be recent public consultations carried out by overly prescriptive as the distinction English Partnerships in drafting their between policy requirements and Garry proposals for this SPD and during the material provided with the intent of 87 Goodwin public consultation for the outline being illustrative was not clear. As applications on various phases of the such, illustrative material could be development. read as policy requirements.
On all these occasions, we have felt and Numerous detail changes have been been told (and indeed it's been made, including removal of documented), that we have been 'listened illustrative material from the to', however we remain concerned that the Masterplan and better titling of proposed SPD takes little or no account of pictures and diagrams within the those comments. main body of the SPD.
62 Consultee Comment Council Response Before referring to specific pages within the It is accepted that the Masterplan proposed SPD we would summarise our does not seek to protect every objections as follows: existing pond, tree and hedgerow on Sandymoor. 1. Loss of Existing Trees & Ponds The proposed development areas and The Masterplan and SPD have to master plans do not take account of all the balance the need to protect valuable existing trees, ponds and hedgerows. In natural assets, manage surface water particular the loss of the ponds and their and accommodate the levels of surrounding mature trees to the West and development consented under the South of Brook Wood is wholly New Towns Acts and as allocated in Garry unacceptable as they provide a habitat the Halton UDP. 88 Goodwin for protected species and both visual and leisure amenity to existing residents. Arboricultural and habit surveys have Furthermore, they represent the historic been undertaken and the Masterplan natural setting of the area and their loss is seeks to retain as much Green contrary to your adopted UDP Infrastructure as practical. It is not policies. accepted that the SPD is contrary to the UDP.
The pond and wooded are to the west of Brook Wood are now to be retained.
63 Consultee Comment Council Response 2. Inappropriate Development Area The area of the proposed A full arboricultural survey has been development and master plan undertaken for Sandymoor. The SE extends beyond the existing area of Bog Wood parallel to the boundaries of Bog Wood and would railway is assessed as being of either result in a detrimental impact on the moderate or low quality. woods. In particular the site identified as 406/15 in the adopted UDP and it's SE Development of Southride including boundary parallel to the railway would the area shown on the UDP as site result in a loss of semi mature trees and 406/15 will result in the loss of some the site identified as 406/30 would require trees in this location. As part of the a crossing over Sandymoor Brook, the loss outline permission 07/00111/OUT of a hedgerow and a build up of levels as approximately 2,850 SqM for Garry flood mitigation all of which would have a woodland will be lost, however 89 Goodwin detrimental impact on both the Keckwick provision is being made for about Brook Wildlife corridor and Bog Wood 4400 SqM of new compensatory itself. planting.
Furthermore the development proposals It is accepted that site 406/30 is shown in 406/30 do not and cannot modest in size and will raise comply with the '15m - 20m' stand off particular design issues, however the from Bog Wood required in the SPD. We site is developable, without need to believe this area of the site is effectively raise levels, and will add variety to undevelopable and would be better suited the residential offer on Sandymoor. for a new sustainable drainage facility, play The site already has a vehicular area or an extension to Bog Wood. access provided over Sandymoor Brook. 3. Noise Control and regulation of aircraft No account has been taken of the noise (including flight paths) lies impact of noise from air traffic. outside the remit of Halton Borough Sandymoor is below the approach corridor Council. for aircraft landing at Liverpool Airport and recent increases in air traffic volume has European Directive 2002/49/EC proved a nuisance far greater than that of Assessment and Management of the railway. Liverpool Airport itself has a Environmental Noise (referred to as future expansion plan which will further the Environmental Noise Directive) Garry increase traffic volumes and noise levels requires Member States to produce which will have an adverse effect on the strategic noise maps for the main
9090 Goodwin amenity of existing and future residents sources of environmental noise, unless the approach corridor can be moved including major airports, roads and towards the commercial areas of Manor railways. The Environmental Noise Farm or the Mersey Estuary. Mitigation may (England) Regulations 2006 require very well be required in the form and that major airport operators structure of new dwellings. produce noise maps for 2007, 2012 and every 5 years thereafter, for submission to the Department of Transport.
64 Consultee Comment Council Response Sandymoor lies close to the eastern approach to runway 27 for Liverpool John Lennon Airport and as such will be over flown by aircraft coming into land (when weather dictates eastern approaches). Runway 27 is used for approximately 70-80% of aircraft movements per year (70-80% of aircraft departure head towards the Wirral peninsula). The area is not frequently over flown by aircraft taking off, which turn north or south upon leaving the airport when runway 09 is in operation. Some flights approaching Manchester Airport may also over fly the area (weather dependant), though at higher altitude. The noise maps for Liverpool John Lennon Airport are published on the DEFRA website and reproduced in the LJL Airport Masterplan. The DEFRA maps show the noise contours for 75, 70, 65, 60, 55 and for night 50 dB(A) from aircraft landing, taking-off or manoeuvring at JLA.. These maps clearly show that the daytime 55 dB(A) contour only extends a few hundred yards east of the Silver Jubilee Bridge whilst the night 50 dB(A) contour barely extends across the estuary to Runcorn Docks. The parameter used is L(den) which includes an additional weighting for evening and night of 5 and 10 dB(A), and the day period is 12 not 16 hours. The Master Plan Noise Contours for 2015 are 69, 63 and 57 for day time and 55 for night time, this is a more direct comparison with PPG24. PPG24 Planning and Noise details noise levels to ‘Noise Exposure Categories’ for a number of noise sources. For aircraft movements Sandymoor will fall within NEC A (
65 Consultee Comment Council Response <57 dB(A) day; <48 dB(A) night) for which noise need not be a determining factor in granting planning permission. Indeed, road and rail (for which detailed survey work has been undertaken) represent greater average noise generators affecting Sandymoor. 4. Density The Public Consultation Draft SDP A density of 40 dwellings per hectare made reference to increasing is wholly unacceptable. This does not densities to 40 dwellings per hectare reflect the semi rural setting of the site or to be consistent with the then the existing characteristics of the area and emerging RSS policy which required will result in over development, a lack of this density in urban areas.. diversity in housing mix and much needed The Secretary of State’s Proposed family accommodation for the Borough. Modifications have removed this Government policy in the form of PPS 3 requirement and as such, the SPD is and your adopted UDP state a minimum able to revert to the originally density of 30 dwellings/hectare and state intended level of around 30 dph as that the 'density should reflect the consistent with Saved Policy H2 from characteristics of the surrounding area'. the Halton UDP Garry Indeed, it can be seen on all the indicative 91 Goodwin master plans and within the design codes of It is accepted that the the illustrative the SPD that almost all the dwellings shown material does predominately relate are either terraced, mews or apartments to terraced, mews or apartments with no family detached housing shown (home-zones etc), however this is whatsoever. not intended to suggest (and the SPD does not state) that this is the only form of development acceptable. This material is intended to illustrate ‘non-standard’ or novel forms of development. There is little merit in providing material to demonstrate how to set out lower density detached properties.
66 Consultee Comment Council Response 5. Projected Numbers (1) Overall density has been With the projected number of dwellings reduced from 40dph being based on the density of 40 dwellings following Secretary of State’s per hectare (which we describe above as Proposed Changes to RSS being unacceptable), we therefore find the (2) Housing numbers and projected numbers are unacceptable. densities as shown in Policy Furthermore, we are aware from the H1 of the UDP show a range outline applications that the density and of densities from 21 dph to projected numbers have been 116 dph. The Masterplan calculated using the total site area of does not provide set values each phase taking no account of the for individual areas but does existing site features such as trees, identify areas for varying ponds, hedgerows, footpaths, landscape and densities across each wildlife corridors and requisite stand offs. character area. Garry Hence the density and projected numbers (3) The total number of units 92 Goodwin for the net developable area of each phase envisaged are consistent with is gong to be way in excess of 40 dwellings the Masterplan. per net developable hectare giving further (4) The 200 dpa figure is rise to the need for the whole development accepted as being unrealistic to consist solely of mews and apartments and has been amended. and lacking family housing.
Furthermore the projected delivery of 200 dwellings per annum on Sandymoor is unrealistic as this would require at least 5 developers building on Sandymoor at anyone time. The cumulative effect to the projections and delivery of housing in your adopted UDP therefore needs addressing.
67 Consultee Comment Council Response 6. Flood Risk It is accepted that the SPD does not The SPD refers to the proposals to 'raise contain specific details about the levels' across the majority of the extent of re-profiling that will be development area to mitigate against the required. It is not the intention to risk of flooding. However, no detail of raise levels across the ‘majority of the extent of level raising is provided, the site’’ as stated. Text has been nor how the raised levels will be dealt with added to make this clear. against existing features such as the 'Ride', existing ponds, brooks and woodlands and These works will include lowering the wildlife corridors. Details are required certain areas to increase water so as to ensure that there is not a holding capacity, re-profiling sections detrimental effect on these features or an of existing watercourse and raising unacceptable loss of privacy or amenity to other areas to reduce their risk of existing residents. flooding to acceptable levels.
Garry These works are predominantly 93 Goodwin located to the north east of the site and are being designed to maintain or enhance riverine environments where possible. Impact on The Ride and existing development will be minimal as any land raise should not need to exceed the height of these areas and as such will not create problems of visual intrusion or loss of privacy (beyond normal development)
This works will be subject of a detailed planning application in due course. 7. Sustainable Drainage Scheme The SPD is not proposing the use of Very little mention is made of how the Sustainable Urban Drainage Systems development will be drained and whether a (SUDS) as United Utilities is unwilling sustainable drainage solution will be utilised. to adopt these leading to issues This in itself could result in the need for concerning ongoing management, additional swales ditches and ponds thus maintenance and safety. reducing or altering the developable area. The SPD does make provision for a number of features to assist surface Garry water management 94 Goodwin a) Re-profiling works re. flood risk b) Permeable surfaces to aid rainwater retention & slow run-off c) Code for Sustainable Homes which includes surface water management.
68 Consultee Comment Council Response Design Codes and Character Areas Comment accepted. Whilst the introduction of design codes The Character Areas section in the and character areas is commendable we Consultation Draft lacked detail and find their current form in the SPD provided little indication of key lacking in variety and diversity. Indeed design features or character within we feel that in their current form almost each area. Document has been the whole of the balance of Sandymoor amended to address this criticism. will become a maze of hard landscaped frontages to gapless Additional detail includes better continuous development with little or description of variety between and no private active frontages and green within individual character areas. space lacking in both light and room to breath.
We feel that rather than having 3 character Proposed variations of intensity of areas with 1 target density in each that development between and within each area should have sub character areas character areas explained in more providing a range of densities therein. This detail, including rationale for certain will result in a diverse mix of house types approaches in specific locations. Le. from apartments to detached within each of the 3 areas rather than having an Criticism that SPD only allows for entire area of the development consisting mews and apartments in continuous of all mews and apartments to conform frontage development with no Garry with the current codes. As a case in point, gardens not accepted. Illustrative
95 Goodwin in all the example photographs and material clearly relates to specific diagrams provided in the SPD not one areas i.e. The Avenue and the Village private green frontage (grass) is Street, where such approaches are shown and all are based around mews type advocated for specific design reasons. dwellings and remote parking. Indeed we Elsewhere, as shown in the SPD, are aware that in some quarters of the other approaches (including lower industry that aspects of the examples given density villas) are advocated. in the SPD are now being highlighted as bad forms of development Le. showing Comparison with Southgate and parking problems and front doors which Castlefields where deck access flats are never used. To go further, we believe have been demolished is not the given example of the Telford accepted. Millennium Village Layout with it's rear access garages off long hidden rear drives is The Avenue has no direct vehicle identical to failed Runcorn New Town access to individual properties for projects of the past with all their social highway safety reasons. problems now having to be dealt with at a cost to the Borough.
We believe that with more diversity The SPD clearly shows lower density within the codes, which encourages areas and allows for curtilage parking lower density areas and some in many areas with private front curtilage parking and private green gardens as mentioned. frontages, that stronger a more
69 Consultee Comment Council Response sustainable community can be built. You only have to look round the current built phases of Sandymoor to see the social interaction through household members using their frontages whereas some of the recent developments lacking frontage in places like Appleton and Pewtespear (Warrington) are severely lacking in this regard.
Furthermore, additional detail restricting Additional detail concerning number sizes of parking courts and specifying of properties served from individual garden sizes will further prevent over parking courts has been added as per development. suggestion
With the afore mentioned objections This objection does not challenge the bourn in mind we would refer you to the intended Purpose of the SPD, but following pages and headings within the rather that the respondee feels that draft SPD and our specific comments the document fails to fulfil this thereto: purpose.
Purpose No change to para. 1.1 necessary. 1.1 With the rest of the SPD in its current form we believe that the purpose of the Individual objections to specific Garry document is not met in that it does not; sections will be dealt with below.
96 Goodwin 'create a diverse mixed and inclusive development that offers choice of housing The thrust of Mr. Goodwin’s and lifestyle' nor 'create an attractive built objections appear to be that the SPD environment within woodland and open and Masterplan as drafted was overly space and a sense of place and community' prescriptive. The removal of certain nor 'make the most appropriate and detail from the Masterplan effective use of land available by applying (requirements) to illustrative best practice sustainable principles' diagrams within the body of the document should address many of these concerns. Planninq Historv 2.3 The capacity figures fail to distinguish Section redrafted to be more Garry between gross and net developable areas, concise. Site areas updated or 97 Goodwin Le. once all the site restraints are taken removed. into account.
70 Consultee Comment Council Response Local Context 2.7 Sandymoor is described as Section redrafted. Reference to predominantly 2 storey-detached dwellings character of existing Sandymoor with private gardens, this has not been development accurate and retained. Garry utilised in establishing the new master plan, Proposed future development will 98 Goodwin the proposed density, character areas and retain elements of this character design codes. with some higher density development in appropriate locations for reasons given in explanatory text. Infrastructure - Railway Lines and See full response to Representation Noise Alterations No.90. 3.2 No mention of noise impact or mitigation measures from air traffic is Sandymoor lies close to the eastern mentioned which is a far greater nuisance approach Liverpool John Lennon than the railway noise described. Airport and as such will be over flown by aircraft coming into land Garry PPG24 Planning and Noise details 99 Goodwin noise levels to ‘Noise Exposure Categories’ for a number of noise sources. For aircraft movements Sandymoor will fall within NEC A ( <57 dB(A) day; <48 dB(A) night) for which noise need not be a determining factor in granting planning permission. Nature Conservation The description of certain ponds as 3.18 This section seeks to devalue the bomb craters does not seek to existing ponds and their mature tree setting devalue them, but instead merely by describing them as WWII bomb craters. provides some additional detail of The plan in figure 3.6 fails to identify the interest. true extent of trees and hedgerows to be It is accepted that the ponds and removed e.g. there is a line of mature oak wooded area to the west of Brook trees running parallel to 'The Ride' for half Wood should be retained and the Garry it's length from the Southern end which Masterplan is amended accordingly.
100 Goodwin then turns East towards Brook Wood and; the existing pond to the West of Brook Figure 3.6 only purports to show Wood is an integral part of the wood proposed changes affecting ponds. surrounded by mature trees and should not Changes to trees and hedgerows are be removed. covered in Policies SM23 and 24. Important specimens will be retained wherever practicable, however, it is inevitable that some losses may occur.
71 Consultee Comment Council Response Flood Mitigation It is accepted that the SPD does not 3.19 No detail is provided on the extent contain specific details about the that residential areas will be raised nor how extent of re-profiling that will be the raised levels will be dealt with against required. the retained natural features e.g. woodland, brooks etc. or the existing infrastructure. These works will include lowering certain areas to increase water holding capacity, re-profiling sections of existing watercourse and raising Garry other areas to reduce their risk of 101 Goodwin flooding to acceptable levels.
These works are predominantly located to the north east of the site and are being designed to maintain or enhance riverine environments where possible. This will be subject of a detailed planning application in due course. Open Space Provision It is not accepted that the proposed Figure 3.8 The small pocket of development development area to the north east to the NE corner of Bog Wood between of Bog Wood is unfeasible. This will Keckwick brook is unfeasible and should be be a small but valuable development retained as open space. Also the true plot that will add variety to the extent of Bog Wood to the south and residential offer. The site is parallel to the railway should be retained as currently accessed by a vehicle and open space as the loss of existing trees is separate footpath route over unacceptable and contrary to adopted UDP Sandymoor Brook. policies. Garry An arboricultural assessment has
102 Goodwin been undertaken for Sandymoor. This identified the trees south of Bog Wood to the west of the railway as being Category B (Moderate) or Category C (Low) quality. As part of the outline consent covering south Sandymoor, approximately 2,700 SqM of woodland is to be cleared with 4,400 SqM of new planting being provided to the south and to the canal frontage as mitigation.
72 Consultee Comment Council Response Drainage The SPD is not proposing the use of 3.23/3.24 No provision or explanation of Sustainable Urban Drainage Systems the sustainable drainage system has been (SUDS) as United Utilities is unwilling made. to adopt these leading to issues concerning ongoing management, maintenance and safety. The SPD does make provision for a Garry number of features to assist surface
103 Goodwin water management d) Re-profiling works re. flood risk e) Permeable surfaces to aid rainwater retention & slow run-off Code for Sustainable Homes which includes surface water management. Footpaths Point accepted. 3.26/Figure 3.10 The description and plan Figure 3.10 is intended to show the fails to show the true extent of existing main ‘formal’ footpaths and public footpaths which have been used by rights of way. It does not show all residents for at least 15 years. There is a ‘informal’ footpaths or ‘desire lines’. footpath from the canal running north south parallel to the railway which links With regard to the specific routes into Bog Wood; the east west footpath mentioned; through Bog Wood continues to the end of - from the canal running north Walsingham Drive; a footpath runs north south parallel to the railway south past the village green to the pond in which links into Bog Wood; Brook Wood which then turns through 90 shown retained as Strategic degrees to Keckwick Brook. Footpath / Cycleway Garry - east-west footpath through 104 Goodwin Bog Wood continues to the end of Walsingham Drive; shown retained as Strategic Footpath / Cycleway to junction with ‘The Avenue’ - footpath runs north south past the village green to the pond in Brook Wood which then turns through 90 degrees to Keckwick Brook; shown retained as Strategic Footpath / Cycleway (though may have amended alignment)
73 Consultee Comment Council Response Master Plan Development Principles (page 25) Figure 4.1 the plan and its extent of mews Additional text added to show layout courts highlights the overdevelopment of of lower order streets (home-zones Garry the area and lack of variety in its form. & mews courts) is for illustration 105 Goodwin only. Developers will be free to promote their own layouts so long as they conform to the design principles set out within the SPD. Landscape & Ecologv (page 26) Comment not accepted. The statement that existing woodland is Certain trees and woodland areas of maintained and enhanced is factually poor or moderate quality will be Garry incorrect if the master plan remains in its removed as part of these proposals,
106 Goodwin current form. however, mitigation planting will be provided. In addition, tree planting forms a major part of the proposals for a number of areas. Development Lavout (page 26) Comment not accepted The statement that 'a mix of house types The Masterplan seeks to provide for will be provided' is incorrect if the master a range of house types and sizes plan remains in its current form. from apartments scattered throughout the scheme (principally Garry at feature junctions), townhouses 107 Goodwin along certain key frontages and larger lower density properties to the south and within the inner areas of the northern character areas (fronting environmental areas). Master Plan - Urban Desian Principles Comment not accepted. The area is 1. Establishing Character to be subject to comprehensive The statement that the sites natural development, however it is clear that features and wildlife habitat will be the Masterplan retains many of the incorporated/enhanced is incorrect if the existing natural features and provides Garry master plan remains in its current form. mitigation for features necessarily 108 Goodwin lost to development and for Also, the use of a photograph of Runcorn improvements to habitats where New Town is a poor reference. More detail possible. and more variety of reference points are required.
74 Consultee Comment Council Response Providing Enclosure (page 28) Comment not accepted. The statement that dwellings will have a As noted elsewhere, the illustrative threshold varying in size and boundary is material largely relates to specific incorrect if the design codes remain in their areas or types of built form. It is current form as there is little or no variety not intended to represent the only Garry shown and almost all are shown as shallow form of development across the site.
109 Goodwin hard landscaped features. Similarly, hard landscape features such as mews courts, home-zones and squares requiring specified design treatments are illustrated, where as frontages onto woodland and parks are not. The Public Realm (page 30) Comment noted. 'Tree lined streets' in themselves do not Street trees are not intended to be make for a good interactive and breathable the sole element to reflect the semi- street scene. Further detail is required, nor rural character of the existing area. does the description of 'tree lined streets' Each character area is designed define the 'green character of area'. Their around greenways, watercourses, particular aspect of the existing area is wildlife areas and woodlands. Garry enhanced further with front gardens, As covered elsewhere, only certain 110 Goodwin hedgerows, railings and extensive shrub areas of the development (such as planting. subject to railway noise) are proposed to have modest thresholds. Elsewhere, such as on south facing properties on east west streets, more generous front gardens are suggested.
75 Consultee Comment Council Response 4. Movement Network (page 31) Comment noted. The examples of 'Village Street' and 'The (1) The examples shown are Avenue' highlight the continuous terrace intended as illustrative. form and lack of green interactive spaces to (2) The section of the Avenue frontages, indeed it could be said that there shown is clearly the section is little or no differences between these fronting the West Coast Main 'character areas'. Line where a more continuous form of development may be most appropriate to act as an acoustic screen to the property behind. Garry (3) The Village Street, is intended 111 Goodwin to have a ‘medium high’ comparative density (fig 6.1) (4) Fig 6.1 also shows areas for ‘Medium Low’ and ‘Low’ comparative densities, so the 2 examples shown should not be taken out of context as relating to the whole development area. (5) Both areas shown are from the same ‘Brookwood’ Character Area 5. Variety and Choice (page 32) With the removal of the 40dph The statement that 'a mix of house types requirement from Regional Spatial ranging from apartments to detached will Strategy, the overall density be provided' is incorrect if the density requirement for Sandymoor can requirement and master plan remains in its revert to the originally envisaged Garry current form. figure of 30 dph + consistent with Goodwin Saved Policy H2 from the Halton UDP. Comment that Masterplan does not allow for a mix of house types is not accepted.
76 Consultee Comment Council Response Master plan (page 34) The Masterplan, SPD and planning We would question whether the statement applications covering sections of the that the 'master plan has been designed in site have been subject to significant consultation with local stakeholders and public consultation. As noted, this residents' is entirely true. Whilst public has included exhibitions in the consultations in the form of exhibitions Community Centre. Garry have been carried out certainly most For the latest stage of consultation,
113 Goodwin residents are not aware of increased an individual notification letter was density or loss of woodland and ponds. Yes sent to each address on Sandymoor. residents and stakeholders have been All statutory and SCI requirements shown plans but most would confess to not have been met or exceeded. having been involved in their development or having had them properly explained to them. Figure 5.1 - requires amendment taking Masterplan has been amended to into account existing comments. remove ‘illustrative’ material, to create clearer distinction between Garry requirements and suggestions. This
114 Goodwin will make the Masterplan ‘less prescriptive’ and address many of the concerns raised in received representations. SM1 Phasing - The figure of 200 units per Comment accepted. Given the annum is unrealistic as it would require 5 phasing of infrastructure on the site developers building on 5 separate phases at it is unlikely that there will be in Garry anyone time. excess of 3 developers on site at any 115 Goodwin one time. As such, 120 units per annum is a more realistic build-out rate. Text amended accordingly SM2 Density - This should be lowered to Comment noted. Density policy a minimum average of 30 dwellings per amended to contain reference to hectare giving opportunity for a amended requirement for the overall Garry development form which takes into density to conform to UDP Policy 116 Goodwin account the true extent of existing H2 at 30+ dwellings per hectare. restraints and is in keeping with the surrounding area. SM3 Design of New Development - More diversity and detail is required in the Policy wording amended to better character area policies and street design identify what are policy requirements Garry guide principles. and what are recommendations or 117 Goodwin proposals. Changes elsewhere should address diversity and detail issue.
77 Consultee Comment Council Response Figure 6.1 - This diagram lacks The draft SPD made reference to 40 transparency, each area should state how dwellings per hectare (dph) as this many units per hectare is envisaged. A was contained in emerging Regional 'higher density' doesn't mean anything when Spatial Strategy. Revisions to that the threshold against which it is benched is document allow Sandymoor to Garry not given. This diagram also demonstrates proceed at or around the originally
118 Goodwin the point that the majority of development envisaged 30 dph. The intensity of is envisaged as 'medium to high density', Le. development diagram(s) do not in excess of 40 dwellings/hectare. quote specific densities against each notation, to allow flexibility to scheme designers to when formulating detailed layouts SMll Car Parking - Further detail on Comment noted, however, overall parking provision should be added. Whilst parking provision must accord with it is appreciated that further guidance is adopted parking standards. provided in adopted policies and appendix Garry 1, we believe that this is important given Maximising the opportunities for
119 Goodwin the remote nature of the site and non-car travel are fundamental to subsequently its car only links to the design of Sandymoor, however infrastructure, schools and places of work it’s relatively remote location and and leisure i.e. almost all households will likely housing mix is likely to lead to have to be 2 car households. comparatively high car ownership. SM 19 Loss of Designated Green Garry Space –
120 Goodwin Sandymoor Brook is missing from the list of Omission corrected. designated areas. Figure 6.3 - The true extent of Brook Plan amended to show pond and Wood including the existing ponds and wooded area to west of Brook their surrounding mature trees is not Wood retained. Garry shown, neither is the true extent of Bog Bog Wood is abutted by areas
121 Goodwin Wood and it's southern extension parallel covered under Keckwick Brook to the railway. Corridor and the Railway Green Corridor and as such no change is required in this respect. Figure 6.4 - We believe the development Comment noted, however it is area in the NE corner of Bog Wood should considered that whilst the be extended into either the Keckwick developable area of this site will be Brook Wildlife corridor or Bog Wood, as it modest, it will make a valuable will be rendered almost undevelopable contribution to the overall housing Garry when the requisite stand offs are applied. mix within the Sandymoor 122 Goodwin Also the impact on the wildlife corridor development area. Development and Bog Wood with the requisite raising of within this site will need to conform levels and development of this small to relevant saved policies from the clearing will be significantly detrimental. Halton UDP and the LDF including this SPD.
78 Consultee Comment Council Response SM23 Ancient and Semi Natural Comment noted. Additional Woodlands/Figure 6.6 - As our referenct to hedgerows and to saved Garry comments for 6.3. Also we believe this UDP policy GE26 added to policy
123 Goodwin figure should identify existing hedgerows SM24. i.e. those to the East of the ride as being important features to be retained. SM24 Existing Trees - This part is It is accepted that certain trees are already being contravened with the to be lost in southern Sandymoor. master/development plan in its current This is after a comprehensive form, as it fails to show the retention of all arboricultural survey and Garry existing mature trees. We believe that this predominately involves the loss of
124 Goodwin part should again also be extended to poorer specimens. Compensatory existing hedgerows and the master plan be planning is conditioned as part of the amended to reflect the same. outline planning consent. Reference to saved UDP policies including GE26 added. SM25 Important Sandymoor Comment not accepted. Masterplan Landscape Features - Like SM24 a respects Important Landscape welcomed part but already contravened Features defined on UDP Proposals with the master/development plan in its Map and adds to list with additional Garry current form. elements such as the Ride. 125 Goodwin Previously proposed development on and relocation of pond and wooded area to west of Brook Wood now removed. Character Area Principles - As Comment noted. described in our initial summary of our objections, we feel that 3 character areas The main points set out are indeed with a different single density and a set incorporated with in the SPD and criteria in each lacks diversity and variation changes to the document are and will result in large areas of monotonous intended to bring this out more high density development. We feel that the clearly. areas would be better split into sub characters providing for a range of densities It is, and never was, intended that and types of housing depending on their each character are would have a Garry location with the 3 areas, for instance the single uniform density throughout.
126 Goodwin 'Village Street' within the Brook Wood area The Intensity of Development Plans can be typically similar to the Tarporley or show areas of difference within each Frodsham characteristics given as examples character area together with but areas around the pond or overlooking explanation of why specific 'The Ride' might dissipate to larger approaches are considered detached typified by smaller hamlets in and appropriate to specific areas. around Cheshire. Certainly Cheshire Villages are not characterized throughout with the same house styles and densities found on their high street, as the current codes would suggest.
79 Consultee Comment Council Response Brook Wood (page 57) - As said Masterplan amended to retain pond previously the extent of Brook Wood and wooded area to west of Brook shown falls short of the existing pond and Wood. its surrounding mature trees and the Development plot to NE of Bog development shown in NE corner of Bog Wood retained as considered Garry Wood is unfeasible. developable in accordance with
127 Goodwin saved UDP and SPD policies.. We also feel that the character plan Crescent fronting the Village Green indicates poor design principles in areas e.g. is expected to comprise of exposed rear aspects with inactive townhouses and apartments with frontages to the rear of the Crescent units parking to the rear to avoid ‘clutter’ overlooking the Village Green. to the principal frontage. South Ride (paae 59) - We believe that South Ride is intended to be if there is to be an extension to 'The Ride' narrower and less extensive than then it should be typical in width and scale ‘The Ride’. This reflects it’s more to the existing part of The Ride. In the remote location from the village character area plan the extension appears centre and anticipated lighter ‘traffic’, to be a third of its width. With the existing the presence of the parallel Garry characteristics continued the ditches either Sandymoor Brook corridor and the
128 Goodwin side could be used as part of a sustainable need to retain practical development drainage strategy. parcels to either side. Also, as said before the true extent of Bog As previous, an area of Low and Wood at its Southern end parallel to the intermediate quality woodland is to railway is not shown. be lost from Bog Wood with compensatory planting elsewhere.
80 Consultee Comment Council Response Appendix 1 - As described in our initial Comment noted. summary of our objections we feel that this document demonstrates our case in point. It is accepted that the illustrative Again not one photograph or diagram material within the document within this document shows a reasonable focused principally upon treatments front garden, a detached property or along The Avenue and the Village cartilage parking. Whilst the features of all Street. Little direct guidance is the road typology's shown are of a high provided for lower density areas as: quality and welcomed for parts of the 1. these areas will make less master plan, applied across the whole contribution to the specific development they will provide a harsh, character of each area and as inactive, monotonous development such the SPD can be less hampered by parking and social problems prescriptive Garry exacerbated by large scale parking courts 2. in these areas the SPD is less 129 Goodwin and rear access roadways and garages. We prescriptive and as such believe that this document should have far developers will be free to follow more scope and diversity to allow for a there more standard varied mix of house types and densities, in development forms. all cases of this continuous hard landscaped and close frontage form in both past and As covered previously, this is not new developments the lack of front gardens indicative of a predominance of the and the provision of continuous home development forms illustrated. zones has been shown to prevent integration of households and create Front gardens are expected and will unattractive areas to live. Indeed past failed be encouraged in many locations examples can be seen within the Borough throughout Sandymoor. itself. Figure A 2.1 (page 73) - We feel this Comment noted. Garry further demonstrates the extent of over Title amended to confirm layout of
130 Goodwin development with exhaustive dominant use lower order streets as shown for of mews courts. illustrative purposes only. Parking Strategy (page 74) - We Comment noted. believe 1 bed dwellings require 1.5 car Garry spaces to allow for visitors and young Detail of parking provision simply 131 Goodwin professional couples. Also this is required repeated Council Standards and has to cater for the remote location of the site. been deleted. Figure A 3.1 (page 75) - We believe this Comment not accepted. The demonstrates how not to develop a site diagram shows a number of varied Garry and is not dissimilar to the demolished street styles and parking treatments,
132 Goodwin parts of Castlefields and Southgate! within a small area, including on plot, front accessed driveways (as requested by Consultee).
81 Consultee Comment Council Response The Avenue (page 76) - Clarification is The existing area of Walshingham required as to whether 'The Avenue' Drive is out with the SPD area (see treatment will be extended to the existing Fig. 2.1). There are no proposals to Garry parts of Walsingham Drive. retrofit this roadway, though traffic 133 Goodwin calming measures and provision of bus stops may be considered in due course as appropriate (page 77) - We disagree that the form of The text clearly states development along the Avenue should be “predominately” not “all” as all 'town houses and apartments'. There suggested. should be more scope for detached especially against open views to the For much of it’s length, properties on woodlands or open countryside. the Avenue are intended to act as an Garry Furthermore we disagree that there should acoustic screen to minimise the 134 Goodwin be no direct vehicular access to individual impact of railway noise on adjacent plots. This feature of Walsingham Drive has areas. been an integral part in keeping traffic speeds down and has helped in providing No direct vehicular access to active frontages. individual plots is in the interests of highway safety. Parking Courtyards (page 112) - We Text amended to state individual Garry believe these should be restricted in size to courtyards should serve no more
135 Goodwin a maximum no of spaces or dwellings they than about 12 dwellings serve. As said at the beginning of this letter, we Comments noted. do not object to the development of Sandymoor persey, we commend the Detailed response to each point Council for the work and effort to date in listed above. producing the draft SPD in its current form. We also believe that there are lots of positives to be taken from the draft SPD. However, we believe that if our comments are utilised that an SPD can be produced Garry which provides a balanced approach to the
136 Goodwin development rather than one which is reactive to current trends and other examples and rather than providing another high density area of the Borough plagued by parking and social problems a mixed form of development can be provided to attract many varied and much needed family households into the borough rather than relying on commuters from the likes of Warrington and Vale Royal.
82 Consultee Comment Council Response The Mersey Forest Team welcomes the Preamble – No specific response opportunity to comment on Halton’s necessary Sandymoor SPD and SA. We are happy to discuss any of these issues with you further.
The Mersey Forest is the largest of England's twelve Community Forests, covering 465 square miles of Merseyside and North Cheshire. The Mersey Forest is not a single site, but is a network of Dr Susannah woodlands and other green spaces which Gill provide social, economic and The Mersey environmental benefits to local people. The Forest Mersey Forest Partnership includes the 137 Forestry Commission, Natural England, E-mail United Utilities and nine local authorities 08/05/08 (including Halton Borough Council) and has created over 3,750 hectares of new habitat and planted around 10 million trees since 1994. The Mersey Forest Plan (reviewed in 2001) guides the development of the Forest http://www.merseyforest.org.uk/pages/displ ayDocuments.asp?iDocumentID=203. Networks, such as The Mersey Forest, of woodlands and other habitat are increasingly being recognised as part of our green infrastructure (GI).
83 Consultee Comment Council Response GI is defined in the North West GI Guide Comment noted. (see www.greeninfrastructurenew.co.uk) as “the region’s life support system – the The Masterplan strongly supports network of natural environmental the principles of Green components and green and blue spaces that Infrastructure (GI), however it is lies within and between the North West’s accepted that the text did not cities, towns and villages and provides specifically refer to this (as multiple social, economic and acknowledged in next comment). environmental benefits”. Specific references to GI and to RSS The NW GI Guide accompanies policy EM3 policy EM3 added at appropriate in the draft Regional Spatial Strategy which points. states that “plans, strategies, proposals and The Mersey schemes should: identify, promote and
138 Forest deliver multi-purpose networks of greenspace, particularly where there is currently limited access to natural greenspace or where connectivity between these places is poor; and integrate GI provision within existing and new development, particularly within major development and regeneration schemes”. Government Office North West have completed their proposed changes to RSS, which included an amended EM3 with reference to the NW GI Guide. This can be viewed at http://gonw- consult.limehouse.co.uk/portal.
84 Consultee Comment Council Response Specific comments on the SPD Comment noted.
Whilst the SPD does not specifically refer The Masterplan strongly supports to GI, it does consider some of the the principles of Green components of GI (e.g. water courses, Infrastructure (GI), however it is open space, footpaths, public rights of way, accepted that the text did not bridleways / cycle path, woodland, street specifically refer to this. trees) and functions (e.g. landscape and ecology, nature conservation, floodplain Specific references to GI and to RSS mitigation, recreation) that GI can play. We policy EM3 added at appropriate welcome the substantial consideration points. given to natural environmental components, however, we think that it would be beneficial to refer to them in the context of GI. This would ensure that multi-functionality and connectivity is considered. Please refer to draft RSS policy EM3 mentioned above.
The Mersey The incorporation of GI into the SPD will
139 Forest help to ensure that it contributes towards the delivery of the The Mersey Forest Plan. The Mersey Forest Plan includes a planting strategy for Halton with a number of policies of relevance to this SPD including: ‘H9 Support the management of existing and new woodlands on the eastern edge of Runcorn’, ‘H10 Create a well-wooded setting for the new developments in the Keckwick Brook and Halton Moss area’, ‘H11 Create a well-wooded landscape on the open land from Keckwick Brook to Keckwick Hill and around Moore. Planting is especially required to integrate the railway embankments and infrastructure developments into the landscape. Maintain some open views from the canal towpath’. Given the relevance of The Mersey Forest, reference should be made within the SPD and SA to The Mersey Forest Plan.
85 Consultee Comment Council Response Specific GI functions which are currently Comments noted not referred to include its role in adapting for climate change. A recent research Overall, including the areas of project into ‘Adaptation Strategies for structure landscape and wildlife Climate Change in Urban Environments corridors, Sandymoor is to have a (ASCCUE)’ at the University of Manchester high proportion of retained green has shown that adding 10% green cover to cover (far in excess of 10%) including built up areas keeps surface temperatures extensive wooded areas. This is to at current day levels through the coming be supplemented by further tree decades and up until the end of the planting with inclusion of street trees century. It also can help us to adapt for and planning within gardens. increased rainfall and can provide corridors and habitats to allow for the northward migration of wildlife. Key recommendations from ASCCUE, which should be incorporated into this SPD where possible, were to:
Protect critical environmental capital Key elements of the Masterplan and (where green infrastructure assets have a design are dictated by the need to demonstrable level of climate functionality, retain existing assets and for the e.g. city/town centre parks, floodplains, floodplain. areas where the soil has a high infiltration rate); With regard to specifics • Ensure no net loss of green cover; • No net loss above that allocated • in UDP • Undertake creative greening to • A range of planting and other enhance green cover. Particular works are to be carried out. The Mersey attention should be given to the public
140 Forest realm in town centres to ensure a sufficient range and quality for human comfort, and to new planting in locations where a low greenspace cover combines with socio-economic deprivation and / or human vulnerability; • Take opportunities to improve green • Green Infrastructure retained or provision during urban restructuring enhanced wherever appropriate. and new developments; • Ensure a water supply for vegetation, • Water management focussed on in order to sustain the functionality of preventing flooding incidents greenspace during times of drought includes such measures as use of (for example, this could be by designing permeable surfaces to allow in water storage ponds which can then water to drain naturally as be used for irrigation, helping to ground water. Additional ponds reduce flood risk and ensure that provided in certain locations to green spaces continue to improve habitat provision and evapotranspire and provide cooling functional connectivity. during droughts).
86
Consultee Comment Council Response It is important to ensure that this SPD does not include provision for development is adapted for future climate SUDS as United Utilities are changes. For example, riverine flood risk is generally unwilling to adopt these. considered in the SPD, but not within the context of climate change. Pluvial flooding Provision is made for permeable (e.g. from overwhelmed drains) does not surfaces and for water management seem to be considered. It is essential to including providing areas designed to consider this and use SuDS, green roofs, harmlessly flood in extreme weather etc to not increase flooding risk. Useful events. documents to refer to include Greater London Authority’s ‘Adapting to Climate The Mersey Change: a checklist for development’ 141 Forest http://www.london.gov.uk/climatechangepar tnership/docs/adapting_to_climate_change. pdf and its case study companion http://www.london.gov.uk/climatechangepar tnership/docs/adapting-climate-change-case- study-ver2.pdf, the Town and Country Planning Association’s ‘Climate Change Adaptation by Design’ guidance http://www.tcpa.org.uk/downloads/2007052 3_CCA_lowres.pdf, and the supplement to PPS 1 on ‘Planning and Climate Change’. Specific comments on the SA Comments noted and welcomed This should refer to the PPS 1 supplement The Mersey ‘Planning and Climate Change’ as well as 142 Forest policy EM3 on green infrastructure of the draft Regional Spatial Strategy. My main concerns are the phrases 'more The population on Sandymoor is compact development' constantly being currently insufficient to sustain a mentioned throughout the document. It has viable commercial bus services. The Val Claridge already being stated in the plan that there is Masterplan seeks to promote (Resident) no public transport service that currently sustainable public transport services fulfils the current populations of the area, by providing a safe convenient bus 143 E-mail how are the more 'compact' levels of the route through the site with homes 07/05/08 public going to be served. located within 400m walk of a bus stop adding to the convenience and attractiveness of services to residents.
87 Consultee Comment Council Response As a resident for the past 13 years, I have The road layout has been designed been very happy living here but always to facilitate through bus routes and a bemoaned the lack of a decent bus service legal agreement is in place to secure to Runcorn/Widnes and Warrington. There funds for various facilities associated Val Claridge is no service after 18.00 hrs to return from with the development including the
144 (Resident) work and the first bus is 07.30am. provision of an enhanced bus service. Unfortunately, the phasing of the completion of the Avenue will hinder the delivery of the full benefits for a number of years. Also, a development ( Swans Reach) is Comment relates to existing now in mid-progress across the way from consented development rather than us - on a flood plain it seems according to to SPD. the plans I have now viewed, this doesn't seem to fit with the current objectives? Development will have been Val Claridge considered against current and 145 (Resident) This higher density estate has been 'lumped emerging policy and is not prejudicial onto' our existing through road with a very to this SPD. small roundabout as a 'calming measure' I assume, as it is unable to be driven around by the one bus that we currently have . We live in Heron's Way-whose only Issue referred to Highways for access/exit was built upon a bend in the consideration. road- causing many near-misses with main- road traffic at the present moment in time, Val Claridge what traffic calming measure can you supply Sandymoor highway network is 146 (Resident) now? as there will be a much greater designed to direct majority of traffic increase in traffic when Swans Reach is to the Bridgewater Expressway, completed, never mind the even more though some increase may be 'compact' housing still to go up. evident on Newmoore Lane Background Preamble – No specific response necessary This response is prepared by SP Energy Networks, Scottish Power’s infrastructure division, which manages the Distribution Network Operator license for SP Manweb. This includes the electricity network at Steven 132kV and below. Edwards
Scottish 147 The SP Manweb license area supplies Power 1.5million customers including commercial Manweb and domestic users in the North West of England and North and Mid Wales. Within the license area, peak demand in 2005 was on 19 January and measured 3,373MW. The predicted demand for 2010 is 3,683MW, an increase of 310MW. As well as taking into account the predicted levels
88 Consultee Comment Council Response of demand, other factors in assessing power flows include fault levels, circuit ratings and transformer loadings. Taking all these factors together results in there being an important requirement to protect any parts of the network.
There is, in particular, a critical need to protect the existing steel tower circuit in Sandymoor, which is part of the Sankey Bridges – Lostock 132kV circuit. This circuit is one of three that provides electricity supplies to the mid Cheshire areas of Lostock, Hartford, Winsford, Knutsford and Elworth. The company has a statutory obligation to maintain security of supplies to levels stated in the Electricity Networks Association Engineering Recommendation document ER P2/6 – Security of Supplies and the demand group to which the overhead line referred to is connected, falls into class D (Table 1 of ER P2/6).
The three circuits providing the supplies to this group do not achieve the required capability as required by ER P2/6 and subsequently SP Manweb has a derogation from the Regulator (Ofgem) in place which will be maintained whilst SP Manweb progresses 132kV system reinforcement work through a new 132kV overhead line from Carrington to Lostock to achieve compliance.
The loss for any reason of the Sandymoor steel tower line without the SP Manweb planned reinforcement work being completed is unacceptable, as the remaining two circuits cannot accommodate the level of demand required by the group. This would place the electricity supplies to customers (approximately 65,000) and industry in the area at severe risk to loss of supplies.
In addition, there is the obvious requirement to maintain public safety in the
89 Consultee Comment Council Response area.
Consideration should also be given to the investment made by SP Manweb on the 132kV overhead line in East Runcorn in 2000. Working with the Council, SP Manweb has undergrounded lower voltage lines for the benefit of the area and secured easement rights for the remaining 132kV line. The purpose of this is to establish a clear route through which the overhead line can pass unimpeded.
SP Manweb has also secured easement rights which need to be protected.
Comments on Sandymoor SPD Preamble. No response necessary It is with this need to protect the existing 132kV overhead tower line and safety standards in mind that comments to the Sandymoor consultation document are submitted. In reviewing the consultation document, it is considered that there are concerns in respect of the following:
Chapter 3, Design Influences Chapter 5, Masterplan Chapter 6, Development Framework
Scottish These comments are made bearing in mind Power emerging policy (Policy EM16) in the North 148 Manweb West Regional Spatial Strategy as approved by Government Office for the North West, for ‘network operators and local planning authorities to make effective provision for required energy network upgrades in terms of distribution connections’. In this context, protecting the existing network contributes towards making effective provision for network upgrades in that upgrading is limited to areas where it is most needed.
These comments also made in respect of SP Manweb’s interests concerning the 132kV overhead line and not National Grid who should be consulted separately.
90 Consultee Comment Council Response Chapter 3 Design Influences Additional detail added as requested. The draft SPD refers in Chapter 3 c) Utilities to ‘overhead cables/pylons’ and in this context notes that there is a 275kV overhead line to the west of the site and Scottish that the 132kV overhead line is along the Power
149a eastern part of the site. For clarification , Manweb this is a double circuit 132kV overhead line on steel towers. It is suggested that this is made clear so as to be able to fully take into account the constraints presented by this overhead line in influencing the design. It is noted that the document refers to a Text added as per suggestion non-statutory minimum separation distance of 25m either side of the centre line of the 400kV power line. However, no reference is made to statutory clearance distances as Scottish set out in ENA Technical Specification 43-8 Power Issue 3, 2004 Overhead Line Clearances. In 149b Manweb this regard, there is a minimum statutory horizontal clearance distance of 3.6m from the nearest conductor to any object that can be climbed and a statutory 6.7m vertical distance between ground level and the lowest conductor. It is also noted that reference is made to Comment noted. the HPA current minimum recommendations. Whilst these are Reference to non-statutory supported by electricity industry, recommendations added to companies are also very much aware of the document along with cross reference Scottish recent SAGE Report which recommends to sources for further information. Power ‘to stop building any new buildings for 149c Manweb residential use within specified distances of overhead power lines, and to stop building new overhead lines within the same specified distance of existing such buildings.’ The specified distance for 132kV overhead lines is 30m. It is also considered that reference could Cross references added be made to the Design Guidelines for Scottish Development near High Voltage Overhead Power Lines, as issued by National Grid. These 149d Manweb guidelines include recommendations for siting playing fields in proximity to overhead lines.
91 Consultee Comment Council Response Reference could be made as well here to Reference added to text. the fact that SP Manweb has easement rights along the line of the 132kV overhead line and has secured these in line with industry standards as set out in the Scottish Electricity Supply Industry Standards. There Power
149e are restrictions in the agreed easement Manweb about what can and cannot be carried out by the landowner, and this includes anything which would contravene the Overhead Line Regulations 1988 and the ESI Standards. Chapter 5 Masterplan Additional explanatory text added. Having regard to the above, there is concern with the proposed masterplan in Masterplan amended to delete respect of the playing field and the housing proposed playing field from beneath to the east of Brook Wood. the Scottish Power OHL. A suitable In respect of the new housing, it is scheme of planting will be instigated suggested that this housing along with the instead fencing and tree planting is sited away from the existing power line to respect the required distances and requirements of the Scottish above stated OHL Regulations and ESI Power Standards as set out in the agreed 150 Manweb easement. In respect of the proposed sports field to the east of Glastonbury Close, it is suggested that this is reconsidered and resited, again to be in compliance with the above requirements and standards.. Otherwise, planning for and encouraging activities such as kite flying under and close to the overhead line could result in contravening the standards and statutory requirements. Chapter 6 Development Framework Planning should not seek to duplicate It is noted that Policy SM 29 acknowledges other statutory regulatory functions. the clearance distances as mentioned in the As such, it is not appropriate to re- SPD in Chapter 4. Given that these iterate statutory safety clearance Scottish distances are required to be altered on the requirements within the policy. Power 151 basis of the above comments, it follows Additional text added to the Manweb that Policy SM29 should also then be beginning of the policy to reference amended to refer to the required distances, these statutory requirements (also including those relevant to the existing referred to in the Justification). 132kV overhead line.
92 Consultee Comment Council Response Summary Whilst the draft SPD reflects constraints, it Comments noted, however for does not deal with all relevant criteria in separate urban design criteria, the way that the electricity network reference to a stand-off distance to industry does and the SPD should reflect the western power lines retained. the guidelines in the comments provided This is supplemented to specific above under the heading Chapter 3 – reference to the absolute and over- Design Influences. riding requirement to maintain In this context, the masterplan then statutory minimum safety clearances requires to be reconsidered, as does the and the need to seek the early advice accompanying policy. In the event of this of the line operators before not being the case, the development as considering any development proposed would not comply with (including planning) within proximity acknowledged statutory requirements and of the power routes. guidelines. SP Manweb has a duty both under statutory powers and in terms of customer care to see statutory requirements are upheld and that security of supply and safety are maintained. Reference is made above to the Scottish importance of the 132kV circuit in Power customer supply terms and the existing 152 Manweb critical position in respect of customer supply standards in the area. For the above reasons, it is clear that the proposed development would compromise both safety and security of supply. This would potentially result in the promoters of the scheme holding responsibility for these concerns. In this case, there are also agreements in place with the landowner which prevents anything which would contravene the above mentioned standards. SP Manweb therefore objects to the proposals. Given that there is a policy in SM29 to incorporate clearance distances and emerging policy in the North West RSS for LPAs and network companies to work together, SP Manweb would very much welcome the opportunity to work with the promoters of the scheme to resolve the above issues.
93 Consultee Comment Council Response Paul No comments. Noted Entwistle NWRA
153 E-mail 08/05/08 National Grid is grateful for the Preamble. No response necessary. opportunity to comment on the above SPD. National Grid has no objections to development at this site however we would Rosalind like to clarify our position on development Eyre near overhead electricity transmission lines.
154 National In addition I would also like to take this Grid opportunity to emphasise the role of National Grid and to highlight areas and issues where we feel consultation with National Grid would be appropriate in the future. Specific comment – Sandymoor Comment noted and information Supplementary Planning Document welcomed. (SPD) We note that in section 3 (Design influences) of the SPD reference is made to the electricity lines which run along the eastern and western edges of the site. As correctly identified the line to the east of the site is an electricity distribution line National owned and operated by the local electricity 155 Grid distribution network company (Scottish Power Energy Networks). The line to the west of the site is National Grid’s 4ZF (275kV) line which connects Rainhill substation to Frodsham substation. Policy information relating to development in the vicinity of the electricity distribution line should be sought directly from Scottish Power Energy Networks.
94 Consultee Comment Council Response Policy: Development near overhead Additional text added concerning electricity transmission lines and safety clearances, sources of advice, substations wayleaves and easements and need National Grid does not own the land to ensure access for maintenance. crossed by its overhead lines. The line is retained by means of either wayleave agreements or permanent easements with the landowner(s). National Grid has the power to maintain and renew the electricity line and to gain access for these purposes. Since we do not own the land, we cannot prevent development close to or under overhead lines as long as statutory safety clearances and access is National maintained. It is National Grid policy to
156a Grid seek to retain our existing assets in-situ, because of the strategic nature of our national network. Therefore we advise developers and planning authorities to take into account the location and nature of existing electricity transmission equipment when planning developments. Since the mid 1990s in response to continued urban extensions and development of brownfield sites crossed by National Grid’s lines we have sought to influence development in the vicinity of lines by highlighting the amenity issues and the need to ensure that statutory safety clearances are maintained.
95 Consultee Comment Council Response It has sometimes been suggested that Details concerning statutory safety minimum distances between properties and clearances and sources for detailed overhead lines should be prescribed. advice added to text. National Grid does not consider this appropriate since each instance must be dealt with on its merits. Where development takes place and how it is designed are principally matters for the landowner, developer and the local planning authority to determine. National Grid should be consulted at an early stage on proposals for development near lines and substations, when it is more likely that National Grid’s advice and guidance can be taken into account.
Further information National regarding our policy on development near
156b Grid overhead electricity transmission lines is available here: http://www.nationalgrid.com/uk/LandandDe velopment/DDC/devnearohl_final/
As referred to in the Sandymoor SPD safety clearances are prescribed to prevent incidents such as flashovers which may occur when an object gets too close to a bare (uninsulated) overhead line conductor. Statutory Safety Clearances are vertical clearances (which need to take into account the sag and swing of the line) and as such do not necessarily translate as horizontal distances at ground level, hence National Grid do not advocate prescribing a notional corridor or ‘easement’ which cannot be developed.
96 Consultee Comment Council Response The Energy Networks Association’s As website material is illustrative and (ENA’s) technical specifications govern the directs developers to seek specific minimum safety clearance to be maintained advice, text has been added to raise between the conductors, ground, roads, issue and direct developers to trees and objects on which a person may sources of appropriate advice. stand. A summary of ENA’s Technical Specification 43-8 “Overhead Line Clearances” is provided on our website: http://www.nationalgrid.com/uk/LandandDe velopment/DDC/devnearohl_final/appendix III/appIII-part2/
The information on our website, giving the minimum safety clearances, is for illustrative purposes only. The necessary clearance at a specific location will be dependent on
factors including the location the line is passing over, the line’s construction, design, and its operating voltage. It is therefore important that the developer contacts National Grid where it is intended to construct or alter the ground levels in the vicinity of a National Grid overhead line so that detailed advice on safety clearances and other relevant information can be given. National Grid can provide profiles of the overhead line which detail the height above ground of the lowest conductor. Line profiles are drawn at the time of construction to illustrate the position of the conductors at maximum sag. The position of the conductors at maximum swing should also be taken into account.
97 Consultee Comment Council Response A sense of place design guidelines Comments noted and welcomed. National Grid seeks to encourage high quality and well planned development in the Cross references to National Grid vicinity of its high voltage overhead lines. Sense of Place document added Land beneath and adjacent to the overhead line route should be used to make a positive contribution to the development of the site and can for example be used for nature conservation, open space, landscaping areas or used as a parking court. National Grid, in association with David Lock Associates has produced guidelines which look at how to create high quality development near overhead lines National and offers practical solutions which can
157 Grid assist in avoiding the unnecessary sterilisation of land in the vicinity of high voltage overhead lines.
Visit the Sense of Place website at: www.nationalgrid.com/uk/senseofplace National Grid is currently reviewing these ‘Sense of Place’ design guidelines and is keen to work with LPAs and developers to ensure that the usefulness and applicability of this guidance is maximised. As part of this process we would welcome future dialogue to discuss how the guidelines could be applied to the development at Sandymoor. Electric and Magnetic Fields Additional detail added to text and In paragraphs 3.15 and 3.16 of the SPD references and contact details for reference is made to Electric and magnetic further advice added in (new) fields (EMFs). EMFs can be generated from Appendix 3. a wide variety of sources, including transmission lines and household wiring. We recognise there is some scientific evidence suggesting there may be a link National between power lines and leukaemia. As a
158 Grid consequence, there is public concern and we take this issue very seriously. The balance of evidence remains against power-frequency electric and magnetic fields causing ill health. The World Health Organization has classified power- frequency magnetic fields as ‘possibly’ carcinogenic. Our public position statement on electric and magnetic fields, helps set
98 Consultee Comment Council Response the framework within which we continually assess the scientific evidence in this area, determine any implications for the way in which we conduct our business and explain to society what the science is telling us. Our public position statement is available here: http://www.nationalgrid.com/NR/rdonlyres/ BACF67C7-0EB4-4180- 807CE69E498DC5B7/10571/EMFPPSsept06 .pdf
We actively support high-quality research and open communication and in the UK we initiated and supported the Stakeholder Advisory Group on electric and magnetic fields (SAGE), which See Reported its assessment of the issues in April 2007. This group See Represents a more constructive and less confrontational way of handling issues such as electric and magnetic fields, and its assessment brings greater clarity on the issues involved for society as a whole. This assessment is available at www.emfs.info/sage.
We have a specialist EMF Unit that responds to people's concerns, and is able to answer questions from individuals and organisations alike. This Unit provides factual information based on both recent scientific findings, and current government guidance. The Unit can be contacted on 0845 702 3270 or via e-mail [email protected].
In all our operations, as a minimum we aim to comply with regulations, guidelines or practices relating to EMFs in force in the different jurisdictions in which we operate. For clarity there is no need to exclude any of Sandymoor from development on the grounds of EMFs. As outlined above the only limitation on new development is the statutory safety clearances which must be maintained between the conductor and the ground and/or any structure / planting.
99 Consultee Comment Council Response Paul Byrne Overall, we felt that this was a helpful and Preamble Government comprehensive document, with good use of No response necessary Office North illustrations. However, we do have a few West comments to make which are attached as 159 an annex to this letter, which we hope you E-mail will find helpful. 08/05/08 Purpose Comments Noted. Additional text added as follows: As part of the introduction to the document it would be both helpful and 1.1 The Halton Unitary facilitate greater understanding of the SPD’s Development Plan (UDP) was role if more prominence were given to the adopted in April 2005. It Council’s LDF and the documents contained allocations and policies contained within it. For example, the to guide the development of land Statement of Community Involvement is across the borough. Under mentioned but not the fact that all transitional arrangements consultations related to planning matters following the Planning and should be carried out in accordance with Compulsory Purchase Act 2004, its terms or that it contains important the Plan’s policies were saved for guidance and advice on progressing planning an initial period of 3 years. The applications through the system and the Council has submitted a formal benefit of pre-application discussion. appraisal of these saved policies Similarly, there is no mention made of the to, and has received direction Annual Monitoring See Report and the from, the Secretary of State that important role it plays not only in certain policies (the majority) can GONW monitoring the effectiveness of documents be saved for a further period 160 such as the SPD, but also the Council’s pending deletion or replacement ‘saved’ policies. by subsequent Development Plan Documents (DPDs) to be produced as per the timetable set out and agreed in the Local Development Scheme (LDS).
1.4 This SPD has been produced in accordance with Government’s Planning Regulations and the Council’s consultation procedures as detailed in the Statement of Community Involvement (SCI). The SCI also sets out details of recommended consultation for the subsequent pre-application and formal planning application stages
100 Consultee Comment Council Response Paragraph 1.1, needs to explain that the Comments noted SPD is supplementing ‘saved’ plan policies. Additional text added as follows: Linking back to note 1 above, it would be helpful to explain that the intention would 1.2 The purpose of this be for policies within the Core Strategy and Supplementary Planning other planned DPDs within the LDF to Document (SPD) is to replace these saved policies and that at that complement the saved UDP time it will be necessary to review the SPD. policies and other those contained in other Local Development Framework (LDF) documents, to provide practical guidance and support for those GONW involved in planning future 161 development at Sandymoor, in east Runcorn.
1.3 The effectiveness of this SPD, together with it’s compliance, or otherwise, with subsequently adopted DPD’s will be monitored and reported on in the Annual Monitoring Report (AMR). Where necessary, this document will be reviewed or replaced. Design Influences Comment Noted. You need to check that the proposal to The SPD is not being used to allocate amend the buffer zone as set out in the land nor alter existing allocations or original 1988 Sandymoor Section 7.1 permissions. The detailed land use approval is possible through the medium of proposals within the SPD either the SPD. It is important to ensure that the conform directly to the adopted SPD conforms to the criteria set out in UDP or to extant planning GONW 162 paragraphs 2.43 and 2.44 of PPS12. permissions which conform to local, regional and national policy.
Variance from the previous Section 7.1 permission buffer zones has been secured in the UDP and subsequent outline consents. Paragraph 3.8 refers to ‘a new vehicular Comment Noted. access’ from Windmill Hill Avenue, again The SPD makes reference to utilising you need to clarify exactly what is the access from Windmill Hill GONW proposed in order to ensure that this Avenue in the context that this is 163 matter is one which it is appropriate to now a commitment, included within include within a SPD. the outline consent granted for the southern portion on the site.
101 Consultee Comment Council Response Paragraph 3.19 refers to a ‘land swap’ with Comment Noted land in southern Sandymoor in order to As with the response to the earlier mitigate flood risk. However, if this comment. We are aware that an proposal differs with the UDP proposals SPD cannot be used to allocate land map you may need to reconsider in light of or to amend the Proposals Map, and GONW the criteria for SPD referred to at note 3 as such any references to the ‘land 164 above. swap’ relate to extant planning commitments contained within the outline planning permissions granted, most notably for the southern portion of the site. Development Framework Comment noted. SPD has been amended to remove Paragraph 6.1 refers to the emerging reference to 40 dwellings per Regional Spatial Strategy. You will need to hectare following Secretary of State’s GONW 165 ensure that the final version of this proposed changes to RSS. document is in conformity with the Otherwise, SPD supplements saved published RSS. policies from UDP and is consistent with RSS. There are a number of design guides, Comments noted. reference to some of which is included in the Sustainability Appraisal Report, which Additional cross references added at GONW the document could make reference to, for various points within SPD. 166 example, the recent CABE Guide to Masterplans1, the North West Green Infrastructure Guide2, etc. SM11 referring to parking standards will Reference added, however RSS does need to ensure that these also conform to not provide detailed standards for GONW
167 emerging RSS. residential development.
SM28 – you need to be aware that a Comment noted. practice guide to supplement PPS 25 will be The Revised Masterplan has been GONW issued shortly. produced in close consultation with 168 the Environment Agency regarding flood issues. Local Centre A consultation draft revision to PPS6 has now been published. You need to be aware that a revision to The proposals for the local centre GONW 169 PPS 6 is likely to be published in the near fully accord with the principles of future and the SPD will need to refer to it. this document, RSS policy and saved policies from the UDP.
1 CABE Creating Successful Masterplans April 2008 2 North West Green Infrastructure Guide Version 1.1
102 Consultee Comment Council Response General Comments The SPD should contain a paragraph on the Reference added to Chapter 1 implementation, monitoring and review of GONW 170 the effectiveness of the SPD, linked to the Annual Monitoring See Report and reviews of the LDS. This should also contain reference to the No change. proposed revision to the current PPS 12 PPS12 is principally concerned with and associated Regulations, proposals process rather than policy content. GONW within the Planning Bill relating to SPD and As such it is not necessary for the 171 that these may require further amendment adopted version of the SPD to to the SPD. contain material on it’s production background. It would be advisable to review the Section 2 reworked to contain content of Appendix 2 in the following references to latest national policy regard- statements and other latest policy background. National Planning Policy Include reference to the Supplement to PPS 1 dealing with Climate Change Include reference to PPS 6 and its revision. Include reference to the proposed practice guide to supplement PPS 25.
Regional Planning Policy Change reference to RPG 13 to read, ‘Regional Spatial Strategy (formerly RPG GONW 13)’ 172 Local Planning Policy Suggest the inclusion of a reference to those SPD, some of which are referred to throughout the document, which should be referred to in conjunction with this SPD.
Inclusion of a clear reference to the UDP policies which the SPD is seeking to supplement and clarification of the reference to ‘Appendix 4’ in the final paragraph of the section (are there any Sandymoor specific policies in appendix 4 of the UDP?) Sustainability Appraisal See Report Comment noted We would assume more informed comment will be forthcoming from the GONW 173 statutory consultees but would suggest greater prominence is given to Appropriate Assessment
103 Consultee Comment Council Response We are a relatively new resident to As stated in Chapter 2, Sandymoor Sandymoor. has been identified for residential development since 1971, with The house which we purchased in permission under the New Towns Malmesbury Park is one of the fortunate Acts dating from 1988. The Halton properties to look out over the open land, UDP (adopted April 2005) showed namely the area which is under discussion the broad development parcels for building. There are only a hand full of including ‘The Ride’ with housing these properties that come under this immediately to the east. category whereby you are not overlooked at any angle from the front giving the The Masterplan identifies this area impression that you are out in the for medium low density residential Janet countryside. development. Cuthbert Tolent The only noise that you hear is people The Masterplan includes a local Construction either walking their dogs, or generally centre adjacent to the existing Village
174 Ltd strolling along 'The Ride'. Occasionally, if Hall, which English Partnerships the wind is in a certain direction you can intend to bring forward for E-mail hear the trains. development shortly. This will 08/05/08 include basic services currently If this development were to go ahead then lacking in the area. all the pleasures of an open aspect would be taken away from us. At this moment in time, the area of Sandymoor is not small but there are no amenities other than the Village Hall. In some respects this is a disadvantage but on the other hand you are not having to face disruption from gangs or young people congregating in areas. We always feel that it is a safe place to live but unsure it would be if the development were to go ahead.
104 Consultee Comment Council Response Looking at the Master Plan it Is a large The purpose of this SPD is to define project taking in a lot of private residences. development standards and This in turn makes the area become a very requirements to ensure that the site large development altogether with the is delivered as a high quality existing properties. residential environment.
My employment is with a Construction As stated in Chapter 2, Sandymoor Company and therefore are acquainted to has been identified for residential looking at Architects drawings. I also know development since 1971, with Janet that sometimes what you see on drawings permission under the New Towns
175 Cuthbert are a far cry from the finished project. Acts dating from 1988. The Halton This I find very concerning as at the UDP (adopted April 2005) showed moment we live in a very pleasant place but the broad development parcels are very worried that if the development including ‘The Ride’ with housing should go ahead then this whole aspect immediately to the east. would change, probably for the worse.
We bought the property having been assured that no plans were in the pipeline to building on this open space. 'The Ride' would be our only area left with The Masterplan shows areas to be open space and would take away the set out or retained for public open Janet country aspect. At this present time there space and footpaths / cycleways etc.
176 Cuthbert are many areas which are available for taking walks which I am sure would Inevitably areas of open countryside disappear if this plan were to' succeed. are to be developed. There are childrens play areas which I am Provision is made throughout the Janet sure will not be as safe a place to be when Masterplan for equipped (formal)
177 Cuthbert surrounded by such a large development. children’s play space and a network of safe pedestrian and cycle routes. From the plans there is a place called 'The The Village Green will be designed to Village' which could, if not planned carefully, accommodate a number of uses. It become an area which could spoil the is to be subject to significant natural whole development. surveillance from adjoining Janet properties and lies on a main 178 Cuthbert pedestrian route from the Ride to the Village Square promoting foot and cycle traffic. It is intended to be an asset to the whole development. I feel therefore, that if any development It is not practicable to exclude does go ahead then consideration may be development from the eastern side given to the properties that are fortunate of the ride. This would include a to have this view to leave that area free large area of Brookwood, would Janet from building. (basically the length of 'The undermine the whole Masterplan and 179 Cuthbert Ride'.) potentially impact on the population and therefore viability of the Local Centre and future public transport provision.
105 Consultee Comment Council Response Chris We are pleased to note that the Comment noted and welcomed Waring Masterplan has been revised to avoid Environment inappropriate development in areas of flood Agency risk. We would also support policy SM28 in
180 NW Region this regard.
E-mail 08/05/08 We also support policies SM4 and SM5 and The SPD does not contain specific their contribution to sustainable reference to SUDs as United Utilities development, however, although are unlikely to entertain adopting sustainable drainage systems are bound up such facilities, leaving a question of within the Code for Sustainable Homes to ongoing ownership, maintenance and some extent, we would like to see a liability. separate policy such that all new development considers SuDS at the first Reference to use of perpiable opportunity prior to discharging into surfaces to reduce surface water sewers. This is particularly relevant for the run-off has been added at Environment Sandymoor area where flood risk is a appropriate points. 181 Agency significant issue. SuDS would also receive and treat surface water runoff and improve water quality whilst providing additional green amenity areas within the urban environment. Reedbed and wetland creation would also enhance biodiversity and contribute to the Cheshire and Halton Biodiversity Action Plan (BAP) targets for Phragmites reedbed.
106 Consultee Comment Council Response We are generally satisfied with ecological Significant ecological survey work has policies within the Sandymoor SPD. been undertaken when formulating the Masterplan. However, we would like to see Policy SM22 amended. This policy currently states It is not felt appropriate that the that on a site supporting protected species, services of a trained ecological a qualified ecologist will carry out a detailed specialist are required for all survey and propose appropriate mitigation. developments on Sandymoor given This policy must relate to all sites, not just the work already undertaken. those with protected species present. In many cases protected species inhabit sites Environment where there have been no previous 182 Agency records.
We would like to see policy SM22 changed to:
“On all proposed development sites, a suitably qualified ecologist must carry out an ecological assessment, together with recommended mitigation and wildlife enhancement, to avoid disruption to protected species and habitat as a result of new development.”
107 Consultee Comment Council Response The SPD should refer to Planning Policy Comment noted. Statement 9 (PPS 9) - Biodiversity and Geological Conservation. This policy Appendix 2 amended to include statement should provide an important reference to PPS9. supporting role in the delivery of the Sandymoor Masterplan but is not highlighted in the document, particularly in the Planning Policy Context in Appendix 02. PPS9 specifically refers to the responsibility ‘urban renaissance’ has in enhancing biodiversity. The policy specifically states that development should:
“…promote sustainable development by ensuring that biological and geological diversity are conserved and enhanced as an integral part of social, environmental and economic development, so that policies and decisions about the development and use of land Environment integrate biodiversity and geological diversity
183 Agency with other considerations.
“…conserve, enhance and restore the diversity of England’s wildlife and geology by sustaining, and where possible improving, the quality and extent of natural habitat…and the populations of naturally occurring species which they support.
“…enhance biodiversity in green spaces and among developments so that they are used by wildlife and valued by people, recognising that healthy functional ecosystems can contribute to a better quality of life and to people’s sense of well-being; and ensuring that developments take account of the role and value of biodiversity in supporting economic diversification and contributing to a high quality environment.’’
108 Consultee Comment Council Response These suggested revisions have been Preamble (No response necessary) discussed with GVA and EP, and are as a result of my client trying to incorporate the design principles into a detailed scheme on their site that has consent for 149 Andrew dwellings. The inflexibility of the guidelines Thomson combined with a rigid adherence to the DTZ standards set out resulted in a scheme that 184 was unacceptable to GVA, EP and Letter Persimmon. The revisions we are 06/05/08 suggesting to the text seek to introduce a degree of interpretation by all parties concerned with the implementation of the SPD to achieve the quality of development desired. Sandymoor - Design Guide Suggested Preamble (No response necessary) Revisions Set out below are the changes to the text Andrew we would like to see in the Draft SPD. Thomson 185 There are also changes we feel could be DTZ made to the detailed design guidance and I have commented on these towards the end of this submission. Chapter 1 It is considered that the proposed Para. 1.2 amendment would weaken the role the Council will seek to encourage of the SDP as an LDF Policy incorporation/Inclusion of the guidance within document in shaping development the SPD in the future development of proposals and determining Andrew Sandymoor. subsequent planning applications. Thomson 186 For this reason it is not accepted. DTZ
Changes elsewhere are considered to add additional flexibility to the interpretation and implementation of the policies within this SPD. Para 1.3 3rd bullet point... Comment noted. Some useful design guidance is included that Additional text added as follows: builds upon the policies etc...... “Generic Street Design Guide Andrew Principles including additional detail Thomson guidance and advice on minimum 187 DTZ standards for different levels in the road hierarchy, acceptable materials and suggested layout proposals (Appendix 1).”
109 Consultee Comment Council Response Chapter 3 Comment Noted. Para 3.7 The Masterplan has been amended highway network, which will reflect the to create a better differentiation guidance in the masterplan...... between elements that are ‘requirements’ which will remain and elements that are ‘suggestions’ or Andrew ‘illustrative of possible solutions’ Thomson 188 which will be incorporated into the DTZ main body text of the SPD.
This should largely address the principal of this respondents objections that the Masterplan is too prescriptive. Para 3.9 . Text amended as per suggestion. Andrew access routes. Examples that could be Thomson included within any proposed development are 189 DTZ included in Appendix1...... Chapter 4 No change. Chapters 4 to 9 contain Andrew Para 4.1 policies to which development are Thomson and to which new proposals should have expected to conform. 190 DTZ regard. These principles The Appendixes contain more illustrative material. Para 4.2 Additional text added regarding The Design Code provides a level of design flexibility of interpretation to allow guidance to assist the preparation of for the changing demands on the Andrew schemes and to achieving a consistency in housing market over the build-out Thomson the quality of new development whilst period. 191 DTZ allowing flexibility of interpretation to accommodate and reflect changes in the housing market over the period of the development of Sandymoor. Para 4.3 Comment noted. A flexible approach to the interpretation Changes to the level of detail on the Andrew and use of the design principles set out Masterplan and the illustrative Thomson 192 below is encouraged within this SPD material contained in the main DTZ document will go some way to addressing this objection. Pg 27 Establishing Character, bullet Text amended as per suggestion Andrew point 5- Thomson
193 Wherever practical and feasible new DTZ development will ensure that etc...... Pg 28 Providing enclosure, bullet Text amended to read : “ Andrew point 2 – Where practical the use of Thomson
194 Where appropriate the use of continuous continuous development…” DTZ development etc......
110 Consultee Comment Council Response Pg 31 Movement Network, bullet Comment noted point 4 – frontage development. In certain Reference to continuous frontage Andrew circumstances and where appropriate in removed as potentially misleading. Thomson relation to the overall layout and housing mix Reference to dwellings on some 195 DTZ dwellings could be serviced from the rear. All streets such as The Avenue being streets etc...... serviced from the rear retained as this has been requested on the grounds of highway safety. Chapter 5 Detail has been removed from the Masterplan Masterplan to better differentiate The development at Sandymoor should, between what is ‘Policy’ and what is wherever possible, reflect the adopted ‘illustrative’. This should largely Andrew Masterplan which illustrates key design address the key concern that the Thomson elements and layout guidance for the area. Masterplan was overly prescriptive. 196 DTZ The Masterplan now only contains features that are considered to be requirements and as such there is no change to the text as a result of this representation. Justification Text amended largely as per The principles included within the Masterplan suggestion will deliver a comprehensive development across Sandymoor that takes account of the many physical constraints in the area. The Andrew Masterplan etc.... Thomson 197 DTZ Consideration will be given to variations from the overall Masterplan where it can be demonstrated that the changes proposed will meet the key aims set out in the Introduction to the SPD. SM3 Design of New Development Text amended as per suggestion Andrew The design of all new development should Thomson
198 reflect the Sandymoor Character Area Policies DTZ and Street Design Guide Principles etc SM14 General Requirements for No change. Development Andrew Development proposals at Sandymoor will be Changes elsewhere build in Thomson permitted where the policies and guidance additional flexibility sought. 199 DTZ within the SPD, Halton UDP and the emerging LDF are reflected / incorporated in the submission made to the Council.
111 Consultee Comment Council Response Chapter 7 Character Area Principles No change. Document amended to 7.2 show better differentiation between Andrew to which future development proposals policy requirements and illustrative Thomson 200 should have regard material better highlighting scope for DTZ flexibility in interpretation and execution. 7.4 Second Para Text affected by wider redrafting of Andrew of Brookwood should recognise etc section Thomson
201 DTZ BK1 Cycle and Pedestrian Provision Text amended as per suggestion Andrew ……and the 'Village Street' to reflect the Thomson
202 Street Design etc DTZ Appendix 01 Comment noted Andrew The Street Design Guide is what it says a Thomson
203 guide DTZ Appendix 01 A 1.2 No change. 'A Simple hierarchy is suggested: Title to Figure A2.1 amended to Andrew show lower order streets as shown Thomson 204 are for illustrative purposes only DTZ confirming degree of flexibility for future developers. Pg 77 Bullet point 6 No change Andrew . Thomson 205 DTZ Appendix 02 Planning Policy Context Andrew This SPD is supplementary to the policies in No change. Thomson
206 the adopted Halton UDP, and will be a This SPD will be a material DTZ consideration in the etc consideration. 2nd para Andrew to which future development proposals at Text amended to should conform Thomson
207 Sandymoor have regard. DTZ Design Principles Preamble Pages 76-111, in particular pages 77, No response necessary 94,99 and 104. Andrew
Thomson 208 The Appendices contain a number of very DTZ detailed specific illustrations which, when implemented, do not necessarily achieve the final result they are designed for;
112 Consultee Comment Council Response For example;
The density plan found on page 37 (Fig 6.1). If you consider that the only areas that Nothing in the SPD states that only allow direct plot access i.e. drives or in areas shown as low density will allow curtilage parking are the areas annotated as direct plot access or curtilage Iow density, then this covers only parking. approximately 15% possibly 20% of the site. These areas are served by shared surface home zones (P103, Fig A8.2) and currently these are the only road type that allows Andrew drives or in curtilage parking. The positions Thomson 209 of which have some relation to the density DTZ plan. Please note Fig A8.2 does not show the Figure A8.2 shows an illustrative remaining road types which again restrict example of a layout incorporating direct plot access and promote on street the required design principles. As or rear accessed properties. This is quite a mentioned previously, certain areas large imbalance and will have a direct link are proposed to have no frontage to the type and mix of housing a developer access for specific design reasons. would be able to build and sell. Parking courtyards and home-zone arrangements are not unusual and should not in themselves be any hindrance to the developers creating an attractive and marketable scheme. The general advice about direct plot access Figure A8.2 clearly shows a range of restricting road design in Character Areas different road types with significant appears to go against the advice in EP's own lengths of shared surface home- guidance, 'Car Parking, what works where', zones which the respondent has that suggests that there is not a single noted clearly allow for on plot solution to car parking but a combination curtilage parking. Andrew of on-plot, off-plot and on-street can This is illustrative but demonstrates Thomson provide the solution according to location, that a range of solutions are available 210 DTZ topography and the market. The SPD to developers across the site appears to promote some on-street according to the individual parking with the majority of cars being circumstances and other design accommodated in rear parking areas and constraints (e.g. noise / adjacent central courtyards. This will immediately woodland etc) in each location. restrict the design of housing groups and the choice of housing available. We would suggest that the following; No change. The document has been amended to Andrew A re-evaluation of road types to allow better identify what is included as Thomson more on-plot or direct plot capability. illustrative material. This should 211 DTZ avoid confusion and an overly literal reading of sections which was not intended
113 Consultee Comment Council Response Look at better ways to create housing in Nothing in the SPD as such prevents the 'medium/Iow density areas as opposed developers from proposing detached to blocks of terraces with rear parking. or semi-detached dwellings as part of Provision should be made for greater their development proposals. Andrew choice with flexibility to include semi- However, in certain locations, Thomson detached and detached housing. terraced townhouses or apartments 212 DTZ will be the most appropriate development type. The SPD clearly states that it is intended that there should be a range of house types and styles across the site. Dr Adam Newmoor Lane needs specific traffic Newmoore Lane is outside the Ajis calming measures. There are many geographic area of this SPD however, 1 Selby detached family dwellings on it and where development on Sandymoor Close especially around the Selby Close area increases traffic on Newmoore Lane, Sandymoor there is a children’s playground across the traffic calming measures will be 213 WA7 1QN road. It is my impression that current considered. traffic speeds are far too high Online Form Comment passed to HBC Highways 29/03/08 for information. Paragraph No 3.17 - Future Utility Comment noted Services Thank you for the wording of this Mr David paragraph which advises that you will keep Hardman relevant utility service providers fully Asset informed of development proposals to Protection establish any future network upgrading or United reinforcement requirements. As your 214 Utilities water supply undertaker and sewerage undertaker this commitment is very Online Form important to the successful provision of 01/05/08 utility services for new development to meet your aspirations and protect the environment and the interests of our existing customers. Paragraph 3.23 - Drainage Reference to increased densities The wording of the consultation states that removed as now defunct. Additional there is adequate capacity within the clause added to text regarding existing foul and surface water trunk separation of foul and surface water United sewers to accommodate the additional drainage.
215 Utilities flows from housing areas with an increased residential density. Please note that this is only correct if surface water is separated and no surface water is allowed into the combined sewer system.
114 Consultee Comment Council Response Paragraph 3.24 - Drainage Comment noted and welcomed. Thank you for advising that all sewers Additional text added to effect that United offered for adoption as public sewers must United Utilities standards are as
216 Utilities comply with our maintenance strip nationally agreed. requirements. Please note that these are nationally agreed requirements. Masterplan - Urban Design Principles Comment noted and welcomed & Sustainable development United United Utilities supports the wording
217 Utilities requiring compliance with the Code for Sustainable Homes. This includes drinking water saving measures. Chapter 6.0 Housing SM1 Comment noted and welcomed United Utilities supports the wording of United this statement that development will not
218 Utilities proceed ahead of infrastructure works necessary to support it. 'Infrastructure' includes utility infrastructure. Chapter 6.0 Housing SM5 Comment noted and welcomed United United Utilities supports the requirement
219 Utilities to achieve Code for Sustainable Homes as this includes drinking water saving devices. Appendix 01 - A 1.2 Street Hierarchy References to permeable paving & Movement Strategy added. There are no words in this section to United encourage permeable paving which would
220 Utilities allow surface water to soak away rather than being passed quickly to water course heightening the risk of downstream flooding. Appendix 01 - A 1.4 'The Avenue' Comment noted United Utilities support the use of root barriers adjacent to underground utility United servicies. Also, you may wish to note that 221 Utilities planting of deep rooted shrubs and trees should not be encouraged near to underground / overhead utility services. Master Plan Existing planning consents cover the 1. The Plan does not identify areas Southride and Bridgewater character Mr Paul that are not covered by the Planning areas and the local centre in Durston Applications referred. I assume that Brookwood. (Resident) these areas will be subject to formal Outline consents will need to be the
222 planning applications. subject of reserved matters Online Form applications before implementation. 08/05/08 It is anticipated that there will be a succession of future applications as areas come forward for development
115 Consultee Comment Council Response 2. The Plan does not identify those Saved Policied from the Halton UDP areas which are / were designated together with the Masterplan define as 'Public Open Spaces'. Can you areas for public open space, nature confirm the process for ensuring conservation and structure planting. that these areas are maintained? These areas will be adopted in due Mr Paul course by Halton Borough Council
223 Durston who will then be responsible for ongoing maintenance and upkeep. Areas of incidental open space within individual building plots will not be adopted by HBC and will transferred to a management company. General The Masterplan includes provision The scheme does not ensure the provision for a Local Centre, a primary school, of facilities for the existing residents, prior numerous open spaces and to any further construction of housing, so recreational facilities and public how can doubling the number of residents transport. Commercial facilities to the area be justified until the needs of cannot be provided until a certain the existing residents is met. resident population exists to support them. English Partnerships are currently Mr Paul pursuing the development of the 224 Durston Local Centre. The primary school site is reserved pending an identified requirement from the Local Education Authority. Bus services are to receive initial subsidy but are admittedly dependant upon the completion of “The Avenue” which is subject to other factors.
116 Consultee Comment Council Response General Comment Noted. This SPD does not improve the transport The provision and promotion of provision for this area, there are still not enhanced bus services for enough transport routes out of the area, Sandymoor are a priority and even though it is proposed to double the included within the Section 106 local population. (please note that the planning agreement. Unfortunately, introduction of the new Mersey Crossing the provision of a full bus route will not improve the situation locally, but in through the site is wholly dependant fact attract more traffic using local roads. upon the completion of “The Mr Paul The proposed bus routes do not work until Avenue” which in turn is tied to the
225 Durston the development is complete. flood mitigation works and as such can not be fully implemented until other enabling development has occurred. Impact of the Mersey Gateway Bridge is not a matter for this SPD, however traffic modelling for the project predicts that traffic impact on the Bridgewater Expressway near Sandymoor should be ‘minimal’. General 1. Para 1.1. Bullet 1 amended to Has a recent Environmental Study been remove ambiguity: carried out in the area and any protected species identified? Original Text Ensure that strategic housing numbers are met through the delivery of development at Mr Paul Sandymoor;
226 Durston Amended Text Ensure that Contribute to the delivery of strategic housing numbers are met requirements through the delivery of development at Sandymoor;
General 2. Sandymoor will make a significant Does this SPD meet the total requirement contribution to Halton’s ongoing Mr Paul of Halton Borough Council to meet the housing supply, but is not expected
227 Durston Government targets on provision of new to be the sole provision. Text housing, or are there other areas of Halton amended to make this clearer. that are included. Clause 8.2 The planning application was subject Planning application reference to the necessary public consultation Mr Paul 07/00681/OUT given consent in December as required by statute and our SCI.
228 Durston 2007 (ahead of this SPD) does not appear In addition, a staffed public to be general knowledge and notified to all consultation event was held at the residents in Sandymoor. Sandymoor Community Centre.
117 Consultee Comment Council Response Transport Page 65. How does this transport proposal work if English Partnerships have determined the local routes are not adopted or are that the internal roads / shared reliant on a Management company? surfaces serving the Local Centre will Mr Paul not be offered up for adoption by 229 Durston the Local Authority. These will be maintained by a Management Company. This does not restrict public access to the site. Mick Noone 3.4/3.6 Jonathan How would potential Daresbury Station No information is available at this Farmer and more trains affect the noise time. HBC assessment? Issues of noise will need to be Transportati considered and where necessary 230 on addressed by the appropriate developers, should a new station go E-mail ahead. 03/05/08 3.16 HBC What are the standoff requirements for the No specific stand-off distance is Transportati
231 132KV lines (also in SM29)? proposed for the 132kV line, beyond on the statutory safety clearances. 3.17 Coordination with service providers should Comment noted. HBC also state how this will include the Science Transportati 232 and Innovation centre proposals. This on infrastructure planning is an important part of the Growth Point aspirations. Fig 3.10 – HBC There are more existing footpaths than Plan checked and amended in Transportati
233 those shown consultation with HBC Highways on 4.3.2 HBC Homezones are no longer a new initiative “new” deleted Transportati
234 (remove "new) on
118 Consultee Comment Council Response Fig 4.1 General comments - (Also applies to 6.1 SM2, SM11, SM12)
A full range of bus services (Warrington, Additional references added Widnes and Runcorn) should be concerning bus provision in encouraged? Operators will need to be consultation with HBC Highways and encouraged and provided for (e.g. layover Transportation. facilities, bus stops, interchange opportunities at local centre)? Have they been consulted on the SPD? It appears we HBC need a strategy for bus access which will Transportati also need to be extended to include the 235 on SIC. The Section 106 spend plan should be reviewed to ensure there are sufficient funds for pump priming. More should be done with travel planning. The Sandymoor SPD proposals as they stand do not currently take account of access to the SIC and further alterations may be required to allow this. Again - eco growth point status for the SIC has knock on effects for Sandymoor in terms of sustainable transport opportunities. Urban Design Principles 3. Public realm –
HBC Add proviso that final approval of highway Qualifications added at appropriate Transportati 236 materials will be at the discretion of the points on Highway Authority and that tables in appendix are a guide only and may change due to availability or other precedents. Movement network – HBC
Transportati
237 add in cycle friendly to 4th bullet. Text added as requested on 6. Flexibility – 1st bullet – note that this should be reflected in parking Additional clause added: provision. “Dwellings and residential areas HBC should…” Transportati 238 3rd bullet – on public spaces should also take into account No change. Cycle and bus access cycle parking (& bus access where should be catered for in basic design. applicable) This section is discussing flexibility of usage i.e. multi-function spaces.
119 Consultee Comment Council Response 6.1 SM8 HBC May be worthwhile revisiting offsite Comment noted. No change Transportati
239 greenway s106 requirements. required to SPD text. on SM9/13 – HBC Need to cater for the disabled specifically - Additional text added as per Transportati
240 e.g. dropped kerbs, street furniture etc suggestion. on (cross ref SM16). SM12 justification HBC Add "and subsequent network capacity Text added as requested Transportati
241 analysis" at the end on
BR3 – Why 20m railway green corridor rather (TBC) HBC than 35m as per Brookwood and compared Smaller stand-off requirement to Transportati 242 with 3.4 Chester-Warrington line than from on West Coast Main Line due to different noise generation levels. LC1 – Existing public transport provision at the Public Transport requirements set HBC local centre should be supplemented out in Brookwood section as this Transportati 243 development will fund and provide on necessary provision for Local Centre. A1 - general – Reference should be made to Manual for References to Manual for Streets Streets (MfS), which provides additional added at various appropriate points HBC guidance - I do have some concerns that within document. Transportati this document is not fully consistent with 244 on manual for streets, although it does adopt many of the principles, particularly by providing a hook for the production of design codes. A1.2 Home-zones – Unclear how the areas link together and Detailed issues with diagrams HBC some later issues with diagrams as a result - amended in consultation between Transportati 245 with parking courts and squares there have HBC Highways and Jon Rowland on been some adoption issues with local Design. centre. A1.4-1.8 – HBC Road type titles in tables are misleading as Road titles amended to remove Transportati
246 some have the same name confusion on A1.4 HBC The Avenue table - should there be a Corrected Transportati
247 vehicle cross over spec as they are not on allowed?
120 Consultee Comment Council Response Fig A4.5 – HBC Likely that there will be crossing points Figure amended in consultation with Transportati
248 over the avenue at junctions (can this be HBC Highways and Jon Rowland on illustrated?) Design A1.5 Village street – 2nd paragraph – HBC Road width, and building spacing should Text amended Transportati
249 vary to avoid noise and enclosure issues if on traffic levels are higher than anticipated Fig A5.2 – HBC Not happy with visibility and footway Figure amended in consultation with Transportati
250 widths on this diagram - axonometric HBC Highways and Jon Rowland on shows parking blocking visibility Design A1.8 Homezones - refer to MfS HBC Homezone guidance section Transportati 7.2.16. 251 on No kerbs bullet should note MfS warnings Reference added on shared surfaces section 7.2.10. Fruit trees will not be allowed in adopted “Fruit” deleted HBC highways. Take out "where possible" after Transportati 252 100 dwellings. Also concerns that street on scene may be affected if private gardens are not maintained. Table - parking – Perpendicular will need to be allocated to Figure amended in consultation with dwellings but clearly defensible contrary to HBC Highways and Jon Rowland HBC arrangement shown in fig A8.5 (remove Design Transportati 253 this?) which shows an island of parking on which will start to create either a lack of maintenance or a need for management co's which is undesirable. The Telford arrangement (fig A8.1) behind Comment noted HBC the highway is better. Transportati 254 on Fig A8.3 – 8.4 Fence or barrier immediately at back of Figure amended in consultation with HBC kerb obstructs visibility and is not HBC Highways and Jon Rowland Transportati acceptable if adopted (clarity needed on Design 255 on whether mews/drive are intended to be adopted).
Parking courtyards - experience elsewhere Reference to ongoing management HBC shows reluctance to use this type of and maintenance added/ Transportati parking and again it would need to be 256 on subject to management company maintenance which is undesirable.
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